Investing in Burlington’s historic districts can be one of the most profitable — yet misunderstood — opportunities in the Triad market. Properties inside areas like the West Davis–West Front–Fountain Place Historic District or Glencoe Mill Village carry charm, rental demand, long-term appreciation, and architectural value you won’t find anywhere else.

But there’s one thing every investor must know:

Historic district properties follow a completely different set of rules.
And if you don’t understand them before you close, you can lose time, money, and deal leverage.

This guide breaks down everything investors need to know before remodeling a duplex (or any multi-unit property) inside Burlington’s protected historic districts.

Why Historic District Properties Are a Smart Investment

Historic areas in Burlington are sought after for their character, walkability, and preserved architectural features. Duplexes in these districts often generate:

• Strong long-term tenant demand

• Premium rents due to charm + location

• High resale value after compliant renovations

• Access to potential tax credits if work meets preservation standards

But only if your remodel follows historic guidelines.

The #1 Rule: Exterior Changes Are Regulated by the Historic Preservation Commission (HPC)

Burlington’s Historic Preservation Commission (HPC) oversees all visible exterior changes on any structure inside a designated local historic district.

This means:

• You cannot modify the exterior

• You cannot remove historic architectural features

• You cannot change siding, windows, porches, rooflines, additions, openings, etc.

• You cannot demolish or relocate the structure

…without official approval.

This approval is called a Certificate of Appropriateness (COA) — and no exterior work can start without it.

What a Certificate of Appropriateness (COA) Means for Investors

A COA is required for almost all exterior changes, including:

✔ Window or door changes

(new materials, new sizes, new styles, relocating openings)

✔ Siding replacement or major repairs

(changing materials or profiles)

✔ Roofline changes

(new dormers, raising the roof, reshaping, or major replacement differences)

✔ Porches, stairs, railings, entry changes

(additions or removals)

✔ Additions or expansions

(bump-outs, new enclosed porches, added square footage)

✔ Exterior mechanical systems

(HVAC placement, venting, screening)

✔ Fencing, hardscaping, walls, parking adjustments

✔ Demolition or relocation

(including partial demolition of contributing structures)

The HPC evaluates how your proposed work fits Burlington’s Local Historic Overlay District Design Standards — the rulebook for all exterior changes.

What Usually Does NOT Require a COA

The City typically does not require a COA for in-kind, same-material, same-appearance maintenance, such as:

• Replacing a broken window pane

• Repainting in the exact same color

• Basic yard care

• Minor shrub trimming

However — and this is key — Burlington specifically recommends confirming with staff before assuming no approval is needed. Even “simple” work can require oversight if it affects the historic streetscape.

Interior Remodeling: Good News for Investors

Most interior remodeling does not fall under HPC review as long as it doesn’t alter the exterior appearance.

You can typically remodel:

• Kitchens

• Bathrooms

• Flooring

• Plumbing/electrical upgrades

• Interior walls (non-structural)

• Layout changes within the existing footprint

But:
If the interior work impacts the exterior, such as moving windows or adding vents, you will need a COA.

All interior structural, electrical, mechanical, and plumbing work still requires:

• Building permits

• Licensed trades

• Inspections from Building Code Enforcement

Historic district = exterior rules.
Building code = interior safety and permitting rules.

Zoning Still Applies — Even in a Historic District

Historic rules layer on top of Burlington’s zoning laws under the Unified Development Ordinance (UDO).

Before purchasing a duplex, investors must confirm:

• Duplex use is permitted in the zoning district — or is legally non-conforming

• Parking requirements can be met

• Setbacks, lot coverage, and building envelope rules allow your improvement vision

• Any planned rear or side additions comply with zoning

This matters especially if you plan to:

• Add units

• Expand a unit

• Build on the rear portion

• Convert back to single-family

• Create additional parking pads

The HPC regulates appearance, but the UDO regulates what you’re allowed to build.

Both must align.

Step-by-Step Process for Investors Remodeling a Duplex in a Burlington Historic District

Step 1 — Confirm the property’s historic district status

Your agent can verify whether the property is in a Local Historic Overlay district and whether the structure is classified as “contributing.”

Step 2 — Schedule a pre-application conversation

Talk with Historic Preservation staff about your scope. This saves you weeks.

Step 3 — Determine if your project is minor or major

• Minor = may be approved administratively

• Major = reviewed by HPC at a public meeting

Step 4 — Submit your COA application

You’ll use the City’s BurlingtonSmart portal and provide photos, drawings, and materials.

Step 5 — After approval → apply for building permits

Burlington will not issue permits until your COA is approved.

Step 6 — Build according to approved plans

Deviating from COA plans can trigger enforcement.

Step 7 — Keep all documentation

COAs and inspection records help with:

• Refinances

• Appraisals

• Insurance

• Future resale value

Key Due-Diligence Questions Investors Should Ask Before Making an Offer

Before you buy, ask yourself and the City:

• Will my renovation scope be allowed under historic standards?

• Will the HPC require repair of original materials instead of replacement?

• Can I place HVAC units, trash areas, fences, or parking where I plan?

• What timeline should I expect for COA review right now?

• Will delays impact holding costs?

• Are there historic rehabilitation tax credits available?

• Does my contractor have experience with HPC/COA rules?

Profit in historic districts comes from compliance, planning, and execution.

Why These Properties Continue to Appreciate

Because so few historic district homes can be altered or demolished, supply remains tight while demand remains strong.

Investors who learn the rules — and rehab correctly — position themselves to benefit from:

• Premium rents

• Higher-quality long-term tenants

• Strong resale premiums

• Architecturally protected neighborhoods

Historic district duplexes are a smart play.
But only with the right knowledge.

Final Thoughts for Investors

If you're considering investing in Burlington’s historic districts, the biggest advantage you can have is working with a professional who understands:

• Historic preservation rules

• COA approval timelines

• Zoning overlays

• Investor math and ARV analysis

• How to project rental value post-renovation

• How to position the property for long-term ROI

If you'd like a customized investor analysis for any Burlington historic property — including renovation feasibility, ARV projection, rent analysis, and cap rate/cash-on-cash modeling — I’m here to help you evaluate it from every angle.

📲 Call or text (336) 567-5843

Brokered by Real Broker, LLC — NCREL #312309
Jessica J. Baldovinos | @JessicaJBRealtor
🔗 Book a 15-minute consultation:
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