Historic building rehabilitation requires balancing preservation with modern building performance. Deteriorated façades may be the most visible concern, but successful rehabilitation can also require addressing waterproofing, roofing, windows, structural conditions, accessibility, and code compliance.
At 106 Harwood in Dallas, Texas, Allana Buick & Bers, Inc. (ABB) provided building envelope restoration and below-grade waterproofing services for the University of North Texas Law School. The work included foundation repairs, basement waterproofing, historic façade restoration, window replacement, and restoration of limestone, terra cotta, clay tile roofing, and copper elements.
The challenge was to improve the building’s long-term performance while preserving the architectural features that define its historic character.
Project Overview
Project: 106 Harwood – University of North Texas Law School
Location: Dallas, Texas
Client: City of Dallas
Building Type: Historic / Education
ABB Services: Building envelope restoration, below-grade waterproofing, façade restoration, structural stabilization, accessibility and code upgrades
Key Components: Limestone, terra cotta, windows, clay tile roofing, copper elements, foundation, basement and sub-basement
How Do You Balance Historic Preservation with Building Performance?
Historic building rehabilitation presents a different challenge from conventional exterior renovation. The objective is not simply to replace aging materials with new ones.
At 106 Harwood, significant deterioration affected exterior wall systems, decorative elements, and below-grade foundation components. At the same time, the rehabilitation needed to preserve historic architectural features and comply with applicable preservation requirements.
The project also required coordination among several interconnected scopes, including structural stabilization, façade restoration, waterproofing, interior demolition, tenant improvements, and accessibility and code upgrades.
ABB developed a coordinated rehabilitation approach that addressed these performance needs while respecting the building’s architectural character.
Why Must Historic Building Rehabilitation Address Concealed Conditions?
The most visible signs of deterioration do not necessarily represent the full extent of a historic building’s needs.
At 106 Harwood, ABB’s work extended from the historic exterior to below-grade and structural conditions. The rehabilitation included:
- Below-grade waterproofing at basement and sub-basement levels
- Foundation repairs
- Exterior façade restoration
- Limestone and terra cotta restoration
- Window replacement
- Clay tile roofing and copper restoration
- Structural stabilization
- ADA and building-code upgrades
Considering these conditions together allowed the rehabilitation to address both the building’s historic materials and the less-visible systems affecting its continued performance.
Restoring Historic Limestone and Terra Cotta Façades
Limestone and terra cotta contribute significantly to the historic character of 106 Harwood and were included in the exterior restoration work.
Historic façade restoration requires consideration of more than appearance. Existing materials, deterioration, adjacent assemblies, and long-term performance all influence the repair approach.
At 106 Harwood, the objective was to restore deteriorated exterior elements while preserving the architectural qualities of the existing façade.
For historic properties, this distinction is important: rehabilitation should preserve significant architectural features while addressing conditions that affect building performance.
Addressing Below-Grade Waterproofing and Foundation Conditions
The rehabilitation extended below the visible façade to the building’s basement, sub-basement, and foundation.
ABB provided below-grade waterproofing and foundation repairs as part of the larger rehabilitation program.
Including these areas in the project allowed concealed water-management and foundation conditions to be addressed alongside the restoration of the exterior.
For owners of historic buildings, this illustrates why a rehabilitation strategy should look beyond visible façade deterioration. Restoring exterior materials alone may not address underlying conditions that can affect the building’s long-term durability.
Coordinating Windows, Roofing, and Architectural Metals
The project also included window replacement and restoration of clay tile roofing and copper elements.
These components serve both architectural and building-performance functions. Windows form critical interfaces with surrounding walls, while roofing and architectural metals contribute to water management and protection of the building enclosure.
Coordinating these components with façade and waterproofing work helped address the building envelope as an interconnected system rather than as a collection of isolated materials.
How Do Accessibility and Code Requirements Fit Into Historic Rehabilitation?
Preserving a historic building does not mean maintaining every existing condition unchanged.
The 106 Harwood project also incorporated structural stabilization, ADA improvements, and applicable building-code upgrades to support continued modern use.
The rehabilitation therefore needed to balance several objectives:
Historic Character → Building Envelope Performance → Structural Stability → Accessibility → Code Compliance → Continued Use
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This balance is particularly important when historic buildings are being adapted or rehabilitated for contemporary occupants and uses.
The Result: Preserving Historic Character While Improving Building Performance
ABB’s work supported a historically sensitive rehabilitation that preserved the building’s architectural character while addressing waterproofing, structural, façade, window, and roofing conditions.
The project also incorporated accessibility and code improvements to support continued use of the building.
Rather than treating historic restoration, waterproofing, structural work, and modernization as separate objectives, the project coordinated them as part of a broader rehabilitation strategy.
What Can Owners Learn from Historic Building Rehabilitation?
Look Beyond Visible Façade Deterioration
Visible deterioration may be only one indication of a larger building-performance issue. Foundations, below-grade waterproofing, windows, roofing, structural conditions, and material interfaces may also require evaluation.
Treat the Building Envelope as an Integrated System
Façades, windows, roofs, waterproofing, and structural components interact. Rehabilitation should consider how these systems connect rather than addressing individual components in isolation.
Preserve Significant Materials While Addressing Performance
Historic rehabilitation does not necessarily mean replacing aging materials. The repair strategy should consider which architectural features and materials should be preserved while addressing deterioration and performance needs.
Coordinate Modern Requirements With Historic Preservation
Accessibility, structural stability, building-code requirements, and contemporary use may need to be incorporated without compromising the character of the historic property.
Planning a Historic Building Rehabilitation?
For owners considering rehabilitation of a historic property, the first question may not simply be:
“How do we restore the façade?”
A more useful question is:
“How can we preserve the building’s historic character while improving the waterproofing, structure, building envelope, accessibility, and code compliance needed for its continued use?”
ABB provides building envelope, waterproofing, structural, and rehabilitation consulting for existing and historic buildings. Our multidisciplinary approach helps owners evaluate existing conditions and develop coordinated strategies that address both preservation and long-term building performance.