St. Louis Historic Review and Tax Credits
St. Louis, Missouri property owners in designated historic districts must follow municipal review rules before altering exteriors or receiving incentives. This guide explains how local historic district review works, what review boards and building permit offices require, and how state and federal tax-credit programs interact with city approvals. It focuses on actionable steps for owners, timelines for review, where to find official applications, and how enforcement and appeals function under St. Louis rules.
How historic district review works
Local historic review in St. Louis evaluates proposed exterior changes for consistency with district standards and the Secretary of the Interior's Standards when federal tax credits are sought. Contact the Planning and Urban Design Agency Historic Preservation staff to confirm district status and preliminary requirements [1].
- Identify whether your property lies in a designated historic district or is individually listed.
- Consult Historic Preservation staff for a pre-application review and guidance on documentation.
- Submit required plans and elevations for a Certificate of Appropriateness (COA) or administrative review.
- Receive staff decision or Preservation Board review; proceed with permits only after approval.
Penalties & Enforcement
Enforcement is handled by city preservation staff and the relevant permitting or code enforcement divisions; penalties, mitigation, and remedies depend on whether work occurred without required approval. Specific monetary fines or statutory daily penalties are not specified on the cited city pages; consult the enforcing department for amounts and schedules [1].
- Monetary fines: not specified on the cited page.
- Escalation: first offence versus repeat or continuing offences — not specified on the cited page.
- Non-monetary orders: stop-work orders, restoration or removal orders, and court enforcement are referenced as remedies on the city preservation information pages.
- Enforcers and inspection: Planning and Urban Design Agency Historic Preservation staff and Building Division or Code Enforcement inspect and accept complaints via official city contact pages.
- Appeals and review: appeal routes exist through the Preservation Board or administrative appeals; specific time limits for filing appeals are not specified on the cited page.
Applications & Forms
The city uses Certificate of Appropriateness (COA) applications for external changes in historic districts; official application forms and submission instructions are provided by the Planning and Urban Design Agency. Fees, form numbers, and exact submission steps are not specified on the cited city preservation page and should be confirmed with staff [1].
- COA application: name and fee information not specified on the cited page.
- Required attachments: plans, photographs, and materials descriptions—confirm the checklist with staff.
- Deadlines: submission deadlines for Preservation Board agendas vary; check with staff for the calendar.
Tax Credits and Incentives
Federal historic rehabilitation tax credits are administered through the National Park Service and require certified rehabilitation that follows the Secretary of the Interior's Standards [2]. Missouri state historic tax credits and incentives may be available through the State Historic Preservation Office; confirm state program rules and interaction with local COA requirements with the Missouri SHPO.
- Federal 20% Historic Tax Credit: project certification required by NPS and the IRS; follow the federal Part 1/Part 2/Part 3 review process.
- State incentives: check Missouri SHPO for program details and application steps.
- Interaction with local review: COA approval is usually required before tax-credit certification work proceeds.
FAQ
- Do I need a permit to paint or replace windows on a historic house?
- Exterior changes in a historic district generally require a Certificate of Appropriateness; minor repairs may be exempt—confirm with Historic Preservation staff.
- Can I apply for federal tax credits and local permits at the same time?
- You should coordinate COA applications with federal tax-credit Part 2/Part 3 submissions; federal certification requires work meeting standards and local approvals can affect eligibility [2].
- What if the city issues a stop-work order?
- Comply with the order, contact Preservation staff immediately, and follow appeal or remedial directions from the enforcing office.
How-To
- Confirm historic district status with Planning and Urban Design Agency staff and gather property documentation.
- Request a pre-application meeting to review proposed changes and required materials.
- Complete and submit the COA application with photos, plans, and materials list to the Historic Preservation office.
- Attend Preservation Board or staff review as scheduled and respond to requests for additional information.
- If pursuing tax credits, begin federal and state certification steps after securing local approvals.
Key Takeaways
- Obtain local COA before exterior work to avoid enforcement and preserve tax-credit eligibility.
- Coordinate local approvals with state and federal certification for tax credits.
Help and Support / Resources
- City of St. Louis Planning - Historic Preservation
- City of St. Louis Planning and Urban Design Agency
- Missouri State Historic Preservation Office (SHPO)
- National Park Service - Historic Tax Incentives