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HomeMy WebLinkAboutIllustrated Handbook for Historic Commercial BuildingsHANDBOOK COMMERCIAL BUILDINGS FOR HISTORICILLUSTRATEDSchool of Architectureof the University of Notre Dame Master of Science in Historic Preservation by Jeremy Salazar Aguilar May 2025 Notre Dame, Indiana Graduate Program in Architecture THE MONARCH PRINTING BUILDING AND BEYOND A PRACTICAL HANDBOOK FOR PRELIMINARY CONDITION ASSESSMENT OF HISTORIC COMMERCIAL BUILDINGS IN SOUTH MICHIGAN STREET A Terminal Design Project Submitted to the School of Architecture of the University of Notre Dame in Partial Fulfillment of the Requirements for the Degree of Master of Science in Historic Preservation by Jeremy Salazar Aguilar, B. Arch Paul Hardin Kapp, PhD, Advisor Graduate Program in Architecture Notre Dame, Indiana May 2025 HANDBOOK COMMERCIAL BUILDINGS FOR HISTORICILLUSTRATED How to use this handbook This illustrated handbook is intended to help property owners, building managers, and professionals conduct preliminary assessments of 1920s masonry buildings with wood structural systems. Whether you are exploring the potential for repair, planning a thorough rehabilitation* project, or simply trying to understand the condition of a building, the identification of typical issues found in historic commercial buildings will help you make informed decisions. Although the handbook is not a substitute for professional evaluation, but rather to equip you with enough understanding to approach preservation work thoughtfully and responsibly. It introduces basic methods for conducting a preliminary visual assessment, offering clear steps to recognize signs of wear, deterioration patterns, structural issues, or material deterioration. By observing closely and asking the right questions—What is damaged? Why is it failing? Can it be repaired?—you will be better prepared to determine the scope of interventions needed and when to seek professional help. It is important to note that this is not a one-size-fits-all methodology. Because each building presents unique challenges, the handbook is intended to offer guidelines and tools rather than prescriptive solutions. It emphasizes the importance of consulting specialists like structural engineers, preservation architects, or materials conservators when needed. This document is also intended to serve as a companion to the Standards and Guidelines of the City of South Bend and St. Joseph County, developed by the Historic Preservation Commission. It supports the Commercial Standards section, expanding on its recommendations with diagrams, photographs, and practical examples relevant to early 20th- century masonry structures. * Rehabilitation, as defined by the Secretary of the Interior’s Standards, adapts historic properties for new uses while preserving their historical and architectural significance. The Secretary of the Interior’s Standards for the Treatment of Historic Properties: Rehabilitation as a Treatment and Standards for Rehabilitation. National Park Service. Last updated February 1, 2024. CONTENT 01 02 INTRODUCTION WHY IS IT HISTORIC? 03 HOW IS IT BUILT? 04 BUILDING’S CONDITION Introduction 01 This section provides basic historical context on small commercial buildings constructed in the 1920s. It offers a brief overview of the Monarch Building in the South Michigan Street Historic District in South Bend, Indiana. The Monarch Building will serve as the illustrative case study throughout the handbook to demonstrate the assessment procedures. Small commercial buildings such as the one presented here are valuable historical records, and their preservation is a sustainable strategy that can contribute to city planning. Illustrated Hanbook for Historic Commercial Buildings 10 Why fixing up 1920s historic commercial building? The evolution of South Bend from a modest trading post into one of the most important industrial cities in the United States exemplifies the transformative power of industry, infrastructure, and community ambition that characterized some Midwestern cities. Commercial corridors like Michigan Street became both the physical and symbolic heart of South Bend, reflecting its economic vitality and civic pride. Then, the urban landscape of downtown South Bend entered a period of irreversible decline in the post-war era, shaped by the collapse of manufacturing economies. This shift triggered widespread building abandonment as jobs disappeared and demographics changed. In response, the city launched repeated efforts to reactivate its economic core. Rather than revitalization, these measures inadvertently accelerated demolition, erasing architectural heritage without delivering renewal of the same quality. The story of downtown South Bend thus stands as a cautionary tale of how industrial cities, when faced with systemic decline, often resort to self-defeating strategies that prioritize short-term fixes over sustainable preservation or inclusive regeneration. However, some historic buildings still survived despite their deteriorated condition. Historic structures like the Monarch Building are not relics but living testaments to resilience. As defining elements of the public realm, buildings play a central role in shaping the urban space. In other words, these buildings are a powerful asset for the city’s revitalization, one rooted in cultural, social, and symbolic value. View of south on Michigan Street, Sept. 17, 1956 Source: South Bend Tribune The South Bend Case Introduction 11 The Monarch Printing Building is a two-story Neoclassical structure built in 1921 on the southern half of Lot #9 in Martin’s Addition to the City of South Bend. Located at 518 South Michigan Street, South Bend, IN, it has a concrete basement that supports brick masonry walls, with a lighter wood- framed structure inside and a similarly built roof. Originally built with two separate storefronts, each featuring a unique design, the building gave the impression of being two distinct structures. The northern half, which occupied lots 512 and 514 directly next to the Monarch Building, was demolished between 1986 and 1987. The Monarch Building Illustrated Hanbook for Historic Commercial Buildings 12 South Michigan St. Historic District Location In 1997, the group of eight early 20th-century terracotta-fronted buildings (plus one non-historic and two noncontributing buildings) sitting on South Michigan Street in the 400 and 500 blocks was successfully listed on the National Register of Historic Places under the name “South Michigan Street Historic District.” The district is surrounded by important historic buildings within the development of South Bend during the 20th century, such as the Studebaker Administration Building (1910) and the Studebaker Building 84 (1945), and historic Union Station building (1929) . East of the Monarch building is Taylor’s Field Local Historic District, designated in 1998, with the half-east part of the 500 block of S. Michigan St. being part of it. Introduction 13 The group of build- ings was considered a representative re- cord of commercial development from 1910 to 1930. Despite its inclusion in the National Reg- ister of Historic Plac- es, the vacant and underutilized con- dition of the city’s gateway buildings persisted through- out the years. The Myer Seeberg- er Building, Smith Alsop Paint Store Building, and the Ar- gyle Hotel & Lindahl Brothers Building, demolished in 2019, were better known as the Fat Daddy’s trio buildings. Illustrated Hanbook for Historic Commercial Buildings 14 The Monarch Building timeline 1921 1949 1921 – The building was constructed. 1949 – The detached one-story concrete masonry units building at the rear of 518½ is recorded in the Sanborn map. It was probably built in 1924. Introduction 15 20251952 1987 1987 – According to news reports, the northern half of the building had been demolished. 1952 – An aerial pho- tograph shows that the additional CMU structures had al- ready been built. Why is it historic? In this section, you will learn what makes the building historic and how to identify the features that define its character. Understanding these aspects will help you make informed decisions during rehabilitation—distinguishing what must be preserved from what may be altered. To do this, we rely on two main sources: historical research—such as old photos, archival documents, or blueprints—and the physical evidence found in the building itself. Key references: Preservation brief 17 Preservation brief 35 02 Illustrated Hanbook for Historic Commercial Buildings 18 Building Anatomy STOREFRONT SIDE WALL CMU ADDITIONS PARTY WALL SKYLIGHT LIGHTWELL Why is it historic? 19 Storefront Anatomy Parapet Balustrade Cornice Upper floor window Pilaster Bulkhead Transom windows Display window Illustrated Hanbook for Historic Commercial Buildings 20 LOOKING CLOSELY Identifying the character-defining features When you are looking at the building, ask yourself: what makes it special? is it the shape? the materials? the way it was built? the ornaments and the little details? or how the spaces connect? Often, it’s a combination of these features, and they are what we call in preservation the character- defining features of the building. Think of them like the building’s fingerprints, and to keep the building historic character alive, we need to protect them. The more we remove them, the more the building loses its original charm and integrity. For in-depth details about this section, consult: National Park Service. Preservation Brief 17: Architectural Character – Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character. Washington, D.C.: U.S. Department of the Interior, 1988. A B C D 1/8" = 1'-0"2 West Elevation Copy 1 Why is it historic? 21 Three-Step process to identify Visual Character 01. 02. First, get the big picture! Looking at the building from distance, walk around to see all sides, and try to understand it as a whole and do not pay attention to the details... yet. Notice its setting, its shape, the roof and roof features like nice chimneys or cupolas, projections or recesses such as porches, balconies or arcades, windows, and materials. Overall visual character Close-range visual charater Move closer to the building and start looking at the different parts that make it special—doors, windows, siding, columns, railings, and trim. Notice how these elements are arranged and connected, and how patterns, textures, and craftsmanship create the building’s unique character. Look at the size and shape of rooms, how they connect to each other, and the overall feeling of openness or division. Notice important features like staircases, fireplaces, columns, built-in elements, doors, windows, ceiling heights, as well as materials, finishes, and decorative details. 03.Internal Visual Character Illustrated Hanbook for Historic Commercial Buildings 22 1 2 3 The remains of a buried wall are visible in the lot that is next to the monarch building. Also, there are joist pockets in the northern brick wall. This evidence indicates that probably there is a buried basement remains, most likely fill with the rubble of the demolished building. Therefore, the monarch building is just the half of what was built in 1923. The sanborn map from 1949 also supports this conclusion. BURIED BASEMENT REMAINS SIDEW AL K ALLEYVacant lot JOIST POCKE TS Physical evidence Why is it historic? 23 This physical evidence will guide you on what to look for and where to focus. For example, in this case, the physical clues pointed to the existence of an adjacent building. By searching newspaper archives for the neighboring address, articles from the South Bend Tribune were found that recorded and showed the appearance of the missing structure. Sometimes, as in this case, it can also uncover past events that affected the building, like the 1973 fire in the neighboring structure. Information like this can even help guide the construction of new buildings within the historic district that may be classified as “contributing,” by referencing historic buildings that no longer exist. Hypothetical façade showing how the neighboring building might have looked. Illustrated Hanbook for Historic Commercial Buildings 24 Historical Research Narrowing the date Narrowing the construction date will make easier to know how it was built and its materials used during a specific historical period. This does not mean you wont find surprises along the construction, but we can try to avoid as much as possible. For example, the electrical wiring may be outdated and will need to be brough up to code. This will lead us not just to make compatibles solutions that does not harm the integrity of the building, but to anticipated challenges including them into the budget and planing accordingly. By identifying what is historic and what is not, you will be able to identify the “areas of oportunity” where you can make interventions without detrimenting the integrity of the historic material matter. Since it is a historic structure probably research have been done, therefore, the National Register nomination documents are a good place to start. Then you can check sanborn maps, registry of deeds, probate court records, inventory of the property, and local property tax records. Why is it historic? 25 Digitized from the Indiana University Map Collection by Historical Information Gatherers, Inc.www.historicalinfo.com This Sanborn map shows that the com- mercial building had not yet been constructed, and there was a house on the site instead. This Sanborn map shows the commer- cial building already built, with a mirrored twin to the north. A concrete block addi- tion appears on the east side, though still detached. This Sanborn map shows the mirrored twin still in place, and the concrete block addition extended and connected to the commercial building. Sanborn map 1917 Sanborn map 1949 Sanborn map 1960 How is it built? Continuing with the illustrative example of the Monarch Building, this section offers practical guidance on identifying its structure and main construction materials. Understanding these elements is essential, as they directly influence the types of deterioration you might find—wood can rot, metal can rust, and so on. This knowledge helps you know what to look for during your assessment. Key references: Architectural Graphic Standards by John Wiley Building Construction Illustrated by Francis D.K. Ching 03 Illustrated Hanbook for Historic Commercial Buildings 28 Figuring out how its structure works Construction techniques This drawing shows a typical structural system used in early 20th-century commercial buildings like the Monarch Printing Building. The exterior brick walls are load-bearing, which means they support much of the weight of the building, including the floors and the roof wooden joists and beams. At the center, a row of metal columns on the first floor help support the floor above and reduce the span of the beams. At the base, a concrete basement forms the foundation, anchoring the structure and helping protect it from moisture below ground level. How is it built? 29 Terracotta corniceWhite pine roof joist White pine floor joist White pine floor joist Brick load- bearing wall Concrete slap Brown speckled and variegated brick Illustrated Hanbook for Historic Commercial Buildings 30 Exterior walls & floors These drawing shows the typical storefront wall construction of the Monarch Printing Building. It illustrates how the front wall facing the street was built. It includes multiple layers: a concrete foundation below ground, a metal hollow column supporting the brick masonry of the upper floor and the balustrade on the parapet. It also shows how the terracotta ornaments are inserted into the brick wall. Storefront Wall Section Concrete foundation Metal column Storefront windows Terracotta ornaments Brick wall Upper window Balustrade Photo courtesy of Charity Stowe How is it built? 31 Fire cut detail This drawing shows a more standard brick load-bearing wall without large openings that sits on the concrete foundation. The floor framing made of wood joists enters the brick wall on the second floor and rests on it, using a fire cut at the ends of the joists. On the first floor the wood joist sit on the concrete foundation too. This angled cut is an old fire safety strategy: in case of fire, the joists can collapse without tearing out the wall they rest on. Side Wall Section Concrete foundation Coal chute door Arched window Brick load- bearing wall Upper doble- hang window Copping tiles Floor joist Illustrated Hanbook for Historic Commercial Buildings 32 The American bond, also known as Common bond, is a traditional bricklaying pattern frequently used in historic masonry walls. It consists of several courses of stretchers (bricks laid lengthwise) interrupted at regular vertical intervals—typically every sixth or seventh course—by a course of headers (bricks laid with the short end facing out). This header course ties the outer layer of bricks to the inner layers, helping to strengthen the wall. American Bond HeadersStretches Interior walls How is it built? 33 Wood stud wall Stud Top plate Sole plate Wood lath Plaster This wall system uses a light wood frame made of vertical studs spaced evenly apart to form the structure. Over the frame, narrow wood lath are nailed horizontally, leaving small gaps between each one. Wet plaster is applied directly onto the lath. As the plaster fills the gaps, it forms small “keys” behind the wood strips, helping the plaster stay securely in place once it dries. Illustrated Hanbook for Historic Commercial Buildings 34 Roof The roof consists of a flat wooden truss system embedded into the exterior brick walls. Each truss spans the width of the building and is supported not only by the brick masonry but also at mid-span by two interior light-frame partition walls. Between each truss, wooden cross braces provide lateral stability, reducing horizontal movement and reinforcing the structural integrity of the roof. Flat Wooden Truss Roof System Top chord Cross braces Bearing Web Bottom chord How is it built? 35 Understanding how a building is constructed can seem intimidating at first, but you don’t need to be an engineer to get the basics right. What matters most is having a general idea of how the building supports its own weight—how the loads move from the roof, through the walls, and down to the ground. With that basic knowledge, you’ll be better equipped to recognize whether there’s a risk of serious structural failure or if the issues are more superficial—like needing to replace a few rotted wooden beams, redo the ceiling, or simply add a fresh coat of paint. Remember, your goal isn’t to make a final diagnosis—it’s to spot red flags and figure out whether professional help is needed or if it’s just a matter of cosmetic fixes. Building's condition This section introduces a practical approach to conducting a preliminary assessment using four simple tools that work together to help you understand the building’s condition. Each one supports a different way of observing and recording what you see on site. When used together, they allow you to gather information in a structured and reliable way, even if you don’t have a background in preservation. The examples provided in this section will show how these tools complement each other during a site visit, helping you document your observations clearly. Once you’ve collected this information, you can refer to trusted sources—such as the National Park Service’s Preservation Briefs— or consult professionals to get more specific recommendations based on your findings. 04 Illustrated Hanbook for Historic Commercial Buildings 38 Understanding decay patterns Decay patterns are the visible signs of wear, damage, or deterioration in a building over time. Just like wrinkles on skin or rust on a car, buildings show specific “symptoms” when materials age or suffer from neglect. While every building ages differently, material decay follows predictable patterns. Here are some of the common building issues to look for: water infiltration, vegetation growth, cracks, material failure, detachment, missing parts, deformation, rust on metal elements, rotting wood, peeling paint, crumbling plaster, and white salt deposits on masonry. Identifying decay patterns helps us understand: 1. What’s Wrong: Like a doctor diagnosing an illness, spotting these signs tells us what parts of the building need attention. 2. How urgent it is: Some problems (like a leaking roof) can cause rapid damage if ignored, while others (like faded paint) are mostly cosmetic. 3. How to fix it: Different decay types require different repairs. For example, wood rot needs replacement, while cracks might need reinforcement. By studying these patterns, we can make smarter decisions about repairs—saving money, preserving history, and avoiding further damage. What are decay patterns? Why are they important? Water infiltration path Mold on the wall revealing water infiltration path Building's condition 39 When damage is limited to mild issues an untrained person can often carry out the repairs safely, following straightforward steps like those in Preservation Brief 9. However, you should call in a professional whenever you encounter moderate or severe levels of deteriortion. In these cases, a qualified preservation specialist will have the experience and tools needed to diagnose hidden problems, design the right repairs, and ensure the long-term stability of the building. Color-code deterioration severity guide Based on Preservation Brief 11 When to call a professional? It generally requires only maintanance level treatment. DescriptionLevel Action Urgency Monitoring UrgentRepair Retain CriticalReplace It generally requires patching or splicing of the existing elements with new pieces to match the deteriorated element. It generally requires replacement of deteriorated elements as part of the overall rehabilitation. Moderate Severe Mild Moderate SevereMild Illustrated Hanbook for Historic Commercial Buildings 40 Standards for Rehabilitation from The Secretary of the Interior’s Standards for the Treatment of Historic Properties 1. Preserve historic character: A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces and spatial relationships. 2. Use for original/intended purpose: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize a property will be avoided. 3. Avoid false history: Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 4. Preserve changes over time: Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Repair over replace: Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. Match original methods/materials: Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Minimize damage to historic fabric: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archaeological sensitivity: Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. Compatible new additions: New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. Protect from deterioration: New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Building's condition 41 Deciding a Course of Action Tree diagram based on Preservation Brief 11 Does the original or significant element still exist? Is there evidence documenting the element’s early appearance? If the original or significant element NO longer exists or is too deteriorated to save If there is NO evidence documenting the element’s early appearance Undertake a contemporary design which is compatible with the rest of the building in scale, design, material, col- or and texture The new design should not draw attention away from the historic building with its detailing but rather should respect the existing historic character of the overall building Undertake a an accurate restoration based on historical research and physical evidence Repair and retain the original features using recommended treatments Yes Yes Illustrated Hanbook for Historic Commercial Buildings 42 Assessment table Location DescriptionFeature Possible Causes Level When assessing a building, you should record at a minimum the location, the condition, and any possible causes of damage. Keeping good notes during your visit will help make sure no important details are forgotten and will give you a clearer understanding of the building’s actual condition and the types of repairs or interventions that may be needed. To begin assessing a building, you will need four basic and essential tools: an assessment table, an assessment toolkit, handmade sketches, and a photographic documentation. These can be either physical or digital (such as using a tablet), depending on your preferences and what you have available. Pro Tip: Use a simple coding system (for example, “NW-1” for North Wall, Feature 1) to connect your table, photos, and sketches. This way, all your materials “talk to each other,” making the assessment much easier to understand later — both for yourself and for any professionals you might share it with. A simple table, like the one below, is a great tool for keeping track of a building’s features, their condition, and their location. Try to identify the material (like wood or terracotta), describe the type of damage (such as rusting or cracking), note whether the area is wet or dry, and watch for signs of insects like termites, changes in color, and other clues. Let’s get ready for the assessment Building's condition 43 Hand-made sketches on gridded paper Photogrametry Making hand-sketches can be challenging for people who aren’t used to drawing, which is why using gridded paper can be a big help. It’s important to try to draw your sketches to scale — take quick measurements and assign a real-world value to each square. For example, each square could represent one foot. If you’re using a tablet, look for digital sketching tools to make it easier. Besides digital sketching tools (such as Goodnotes, Freeform, Fresco, or Procreate), there are also photogrammetry apps like Polycam that can make this task even easier. These apps allow you to take multiple photos of a building and automatically create a 3D model from them — a model that you can later navigate to view shapes, dimensions, and details more closely and accurately, and even get floor plans and internal elevations. Illustrated Hanbook for Historic Commercial Buildings 44 Essentials • Hard hat • N95 mask • Work gloves • Light or headlamp • Sturdy boots • Measuring tape • Smartphone/camera • Notebook + pencil Optional but helpful • Laser measurer • Selfie stick to photograph high areas • Tablet • UV flashlight (reveals hidden moisture stains). • Moisture meter • Tape test for lead dust To take proper photographs, it’s important to keep in mind the purpose: capturing the building’s features and any signs of deterioration as clearly as possible. This is crucial, for example, when applying for a Certificate of Appropriateness, as clear documentation helps support your proposed interventions and can make the approval process smoother. Try to take orthogonal photos that show everything from full walls to small details. This helps others clearly understand both the deterioration and its exact location. For example, here you can see a photo of the east interior wall of the building’s commercial space, along with close-ups of a window detail and the rotted floor joists from a floor that no longer exists. Tools Photographic documentation Building's condition 45 You might wonder in some cases whether is safe or not to walk into the building. Here is a list of things you should be aware of: - If a building shows severe leaning, deep cracks, or missing roof sections, do not enter, consult a structural engineer first. - Never enter alone, always wear a hard hat, protective gloves, and a mask. - Do not remove damaged masonry immediately. - Inspect for water damage, as wet masonry and wood becomes unstable and can deteriorate faster. - Avoid loose cornices, overhangs, and deteriorated beams that may collapse. - Avoid loose cornices, overhangs, and deteriorated beams that may collapse. Photos courtesy of Charity Stowe Is it safe to get in? Illustrated Hanbook for Historic Commercial Buildings 46 Water infiltration Feature: Floor Location: 1rst floor Level: Severe Description: The floor joist system has partially collapsed on the north side of the commercial space, creating an opening to the basement. While the brick walls remain structurally sound, the collapse has damaged utility lines running through the affected area. Joist and flooring need replacement. Possible Causes: Water infiltration from the north-west lightwell and probably, holes in the roof. Photos courtesy of Charity Stowe AC B A Building's condition 47 Feature: Floor Location: 2nd floor Level: Severe Description: The joist system and the flooring show clear signs of rot, which are visible from the first level. You can see areas where the wood has been eaten away, indicating decay and structural compromise. The affected areas align with the location of the large opening on the first level, suggesting both deteriorations are related. Possible Causes: Water infiltration from the north-west lightwell, probably a broken window or holes in the roof. D B C D Illustrated Hanbook for Historic Commercial Buildings 48 By recognizing the pattern of deterioration, it’s clear that addressing the source of the problem should be the first priority—in this case, stopping water infiltration. This gives us a general roadmap for how the intervention should be approached. Work should begin at the top, repairing the roof or windows to prevent further moisture from entering. After securing the building from above, the intervention can move from the bottom up: start by adding temporary supports at the first level, replace the damaged joists as needed, and then repeat the process on the second level. This step-by-step approach ensures that repairs are made safely and in the right order. Deterioration pattern of the water infiltration Building's condition 49 Photos of the restoration of the floor Illustrated Hanbook for Historic Commercial Buildings 50 Vegetation growth North facade Photo of the climbing vines on the north facade. Photo courtesy of Charity Stowe. Feature: Exterior Wall (party wall) Location: North facade Level: Mild Description: The north brick facade is almost entirely covered by climbing vines. It appears to be healthy and well-established. It extends up the entire height of the remaining structure, even reaching and partially covering the tops of the crumbling walls and chimneys. The roots of the vines are visible in the interior face of the wall. Possible Causes: Humidity levels and appropiated conditions to growth. Building's condition 51 The traces from a demolished nextdoor building means that the northern brick wall was not design to be exposed to the exterior. Therefore, it was built with non-weather bricks. Currently the bricks of this wall are deteriorating were the plaster is peeling off. The traces from a demolished nextdoor building means that the northern brick wall was not design to be exposed to the exterior. Therefore, it was built with non-weather bricks. Currently the bricks of this wall are deteriorating were the plaster is peeling off. Illustrated Hanbook for Historic Commercial Buildings 52 Collecting organized, on-site information is the single most important— and often most time-consuming—step in any building assessment, especially for those new to the process. While it may feel slow at first, there’s no substitute for the firsthand insights you’ll gain about the structure. Identifying patterns of deterioration before planning any intervention is critical in historic commercial buildings; skipping this step risks causing irreparable harm to the building’s integrity. Once you’ve mapped out where and how urgently repairs are needed, you can create a structured rehabilitation schedule, breaking the work into phases and timelines tailored to the building’s specific needs. Finally, using the tools presented here and following a consistent documentation process aligns your work with the Secretary of the Interior’s Standards. That compliance not only helps protect the building but also makes it easier to qualify for tax incentives and obtain permits—such as a Certificate of Appropriateness—when you need them. Your Next Steps: Structuring Your Rehabilitation Plan Next steps 53 Acknowledgements I extend my deepest gratitude to Charity Stowe, the owner of the case study building, for graciously opening her doors and providing invaluable materials that were crucial to the development of this handbook. COMMERCIAL BUILDINGSFOR HISTORICHANDBOOKILLUSTRATED