Home projects in Germantown

Germantown sits just north of downtown, and it feels unlike any other Nashville neighborhood: brick and frame houses close to the sidewalk, 19th-century commercial buildings, and a steady stream of new townhouses and mixed-use infill on the lots between them. Nearly every exterior project here starts with one question: is the property inside the Germantown Historic Preservation Zoning Overlay?

Living with a preservation overlay

Germantown is one of Metro's Historic Preservation Zoning Overlays (HPZOs), the strictest of the three overlay types the Metro Historic Zoning Commission (MHZC) administers. MHZC's handbook says preservation zoning regulates the majority of exterior alterations. Conservation overlays in other neighborhoods only cover new construction, additions, demolition and relocation. For a Germantown owner, that means a preservation permit can be needed for:

• a new house, carriage house or garage;
• an addition of any size;
• demolition, in whole or in part, including removing original windows or a porch;
• exterior repairs and alterations, such as new cladding, a different roofing material or new window openings;
• site features the handbook calls "appurtenances."

Interior work is not reviewed unless the building is an interior landmark, which is rare for houses.

How the two permits fit together

The preservation permit comes first. MHZC's handbook is explicit that the preservation permit must be issued before Metro Codes will issue the building permit, and in most cases the builder meets with MHZC staff before the permit is released. There's no fee for the preservation permit itself. Codes charges its normal fee based on the type and value of the work.

Projects that match the design guidelines and fall into the commission's pre-approved categories usually get an administrative permit in about four days. Everything else goes on the agenda of a monthly public hearing, with a filing deadline weeks ahead. If your addition will have a footprint over 1,500 square feet, or you're building infill, MHZC encourages a pre-application meeting.

Lead paint

Most of Germantown's historic houses predate 1978. MHZC's handbook notes that lead paint removal must be done by a state-certified contractor. Ask about certification before anyone scrapes or sands.

The 2020 tornado

On March 3, 2020, the tornado that crossed Davidson County caused EF-2 damage across Germantown, according to the National Weather Service. Apartment complexes, homes and businesses were damaged or destroyed about half a mile north of downtown. Many buildings were repaired under the overlay, which required preservation permits for the exterior work. If you're buying here, Metro's permit history shows what was done and when.

Designing an addition or infill house

MHZC judges additions and infill against the design guidelines, so the drawings matter. Its handbook spells out what a complete submittal looks like:

• a site plan showing the whole lot, property lines, setbacks and easements;
• scaled elevations of every facade, with roof pitch and materials called out;
• for infill, the foundation, eave and ridge heights of the abutting buildings, so the commission can compare scale;
• demolition and shoring plans when part of the building is coming down.

Have your architect read the guidelines and the MHZC "additions" supplement before drawing anything. Changes after a commission hearing cost far more than changes at the sketch stage.

Projects that make sense here

Window repair rather than replacement. Rebuilding sashes, replacing cords and adding weatherstripping and interior storms can bring old windows close to modern comfort. Replacing original windows needs MHZC review in an HPZO, and the commission's replacement-windows supplement sets the bar. See windows.

Roof work. Changing roofing materials on a historic house is an exterior alteration. Metal roofing has its own MHZC supplement. Re-roofs need a Metro building permit too. See roofing.

Kitchens and baths. Interiors aren't reviewed, so this is where Germantown owners have the most freedom. Narrow houses often mean galley kitchens and small baths, so space planning matters more than finishes. See kitchen remodeling and bathroom remodeling.

Rear decks and porches. A rear deck is usually less visible than an addition, but it's still new construction in the overlay. See decks and porches.

Painting. Painting is mostly about prep in old houses: lead-safe methods, wood repair and caulking. Before you paint unpainted brick or change trim materials, ask MHZC whether it counts as an alteration. See exterior painting.

Who pulls the permits

If you live in the house, you can pull a Metro self permit, but you take on responsibility for code compliance. Otherwise your contractor must be licensed and bonded with Metro Codes. Davidson County also requires a state Home Improvement license for remodeling jobs between $3,000 and $24,999, and a state contractor's license at $25,000 and up. Check both on the state's Verify search. For historic work, also ask to see completed MHZC projects.