Historic Material Roofs

Roofs are key architectural elements of the historic district and should be maintained if at all possible. However, there is no material substitute for some historic roofs, and the cost of a new like-for-like roof may be higher than that of an asphalt shingle roof, which may put an undue financial burden on some homeowners in the district. A homeowner occupying a housing unit within the district may apply for a financial hardship determination to replace an existing historic material roof with an architectural asphalt shingle roof or a comparable substitute material if certain criteria are met.

A financial hardship determination would provide another factor for the Historic and Architectural Review Committee and City Council to consider when making recommendations on applications. A financial hardship determination would not be the only factor considered. Because historic material roofs are distinguishing features of the historic district, every attempt should be made to receive competitive bids for the repair and replacement of these features. You can apply for a financial hardship determination.

Eligibility for Financial Hardship

1. The applicant must be the homeowner and occupy the structure for which the certificate of appropriateness is sought. The following shall be provided:
   
   
   1. A verification letter from the Office of the Real Estate Assessor showing that the applicant owns the property and the current assessed value of the property and improvements.
   
   
   2. Electric or gas bills for the last 12 months.
   
   
   3. Signed affidavit (combined with verification of income affidavit)


2. Documentation must be provided which demonstrates that the cost to repair the historic material roof or to replace the historic material roof with the same material is excessive.
   
   
   1. Repair: If the roof repair cost is less than the cost of a new, 30 year architectural shingle asphalt roof or a comparable substitute material, then a financial hardship may not be requested. If it is over, then the applicant may apply for a financial hardship. The lowest cost estimate will be used for the purposes of staff’s recommendation on the hardship. The following shall be provided:
      
      
      1. Two (2) cost estimates from licensed contractors to repair the historic material roof.
      
      
      2. Two (2) cost estimates from licensed contractors to replace the historic material roof with architectural grade asphalt shingles or a comparable substitute material roof.
      
      
      3. These cost estimates shall include the following information:
         • Provided in writing on a company letterhead
         • Name and contact information of estimator with signature
         • Itemized by the work to be performed (such as if any structural work needs to be performed)
         • A breakdown between materials cost and labor
         • Photographs of the roof from inside and outside the house
         • Signed statement that property owner has no interest in estimators company
   2. New Roof: The replacement of a historic material roof with a new architectural grade asphalt roof or a comparable substitute material will be evaluated on a case by case basis. For this application, the lowest cost estimate will be used for staff’s recommendation. The following information shall be provided:
      
      
      1. Two (2) cost estimates from licensed contractors to replace the historic material roof with architectural grade asphalt shingles or a comparable substitute material roof.
      
      
      2. Two (2) cost estimates from licensed contractors to provide a new historic material roof. The contractor must have experience with historic material roof work and in particular with residential roofs. Metal roof quotes shall be based on the 5-V Crimp Panel, 26 gauge (see COA application, under metal roofs). The price quotes shall specify the 5-V Crimp Panel and gauge, the size of the roof in square feet.
      
      
      3. In addition, these cost estimates shall include the following information:
         • Provided in writing on a company letterhead
         • Name and contact information of estimator with signature
         • Itemized by the work to be performed (such as if any structural work needs to be performed)
         • A breakdown between materials cost and labor
         • Photographs of the roof from inside and outside the house
         • Statement that owner has no interest in the estimators company
3. Income/Wealth documentation:
   
   
   1. The current Fiscal Year Income Documentation System chart from HUD for our region, which will vary slightly from year to year, shall be used as one of the factors to determine financial hardship eligibility. This information will be made available to the applicant and the Economic Hardship Committee for evaluation.
   
   
   2. Additionally, combined net worth of owners, exclusive of home, cannot exceed $100,000.
   
   
   3. The following allowances can be deducted from total income to meet the above thresholds:
      
      
      1. Child care expenses for children under 13 for the purpose of enabling householder to go to work, school, or seek employment (not including tax credits, cost must be out of pocket);
      
      
      2. Medical expenses for members of household that exceed 3% of the households gross income.
      
      
      3. Other extenuating circumstances