Thinking about updating a historic Dallas home? Before you pick paint colors or hire a contractor, you need the right approvals in place. It can feel confusing at first, especially if you’re balancing design goals with preservation rules. This guide breaks down what triggers review, how to get permits, how long it takes, what it costs, and how to avoid delays. Let’s dive in.
What triggers historic review
If your property is a City of Dallas landmark or inside a Dallas Landmark (historic) district, you must get a Certificate of Appropriateness (CA) before any exterior work begins. That includes items like fences, retaining walls, carports, and landscaping features taller than 6 inches. You can confirm what qualifies on the city’s Historic Preservation FAQs.
Local designation drives these rules. National Register listing is largely honorary for private owners unless federal or state funding or permits are involved. To understand how Dallas reviews work, start with the city’s Landmark Review Process.
Demolition has its own controls. In some areas, a Demolition Delay Overlay triggers a 45‑day wait before a demolition permit is issued. Learn more on the city’s Demolition Delay Overlay page.
CA vs. building permits
A CA focuses on preservation and exterior design. Building permits regulate construction work under the Dallas Building Code. Some projects need both. Some interior work may not need a CA but still requires a building permit. When in doubt, check both the Historic Preservation FAQs and Building Inspection FAQs before you start.
Review paths and timing
Routine Maintenance review
Smaller, like‑for‑like repairs that don’t change design, materials, or appearance are typically reviewed by staff. Examples include matching‑color gutters, minor restoration, or like‑for‑like shingle replacement without a color change. Staff‑level requests are often processed within 7 to 21 days. See the city’s Landmark Review Process for how staff review works.
Landmark Commission review
Additions, major alterations, new construction, and demolitions go to the Landmark Commission. The typical flow is neighborhood task force review, staff recommendation, then a public hearing. Landmark Commission submittals are usually due the fourth Monday at noon for a future monthly meeting. You’ll find process details on the Landmark Review Process page.
When work can start and expiration rules
You can start only after a signed CA is issued and posted on site, and after any required building permits are issued. The CA expires if work stalls for more than 180 days. The city’s Historic Preservation FAQs outline posting and start‑of‑work requirements.
Fees, penalties, and demolition rules
City code lists filing fees such as $500 for new construction CAs, $400 for a Certificate for Demolition, and $600 for unauthorized work filings. Routine maintenance may be fee‑exempt, and hardship waivers can apply. Check the current schedule in the Dallas City Code.
Doing exterior work without an approved CA can lead to stop‑work orders, citations, and fines. Violations can accrue daily until resolved, and after‑the‑fact applications often carry higher fees. Enforcement provisions are outlined in the Dallas Development Code.
For demolitions in landmark districts, you need a Certificate for Demolition and Landmark Commission review. In other areas with Demolition Delay Overlays, a 45‑day delay can apply. See the city’s Demolition Delay guidance.
How to apply in DallasNow
Dallas has transitioned to the DallasNow portal for CA submittals, tracking, and fee payments. The city announced the change effective May 5, 2025. Review the official notice on the DallasNow update.
Here’s a simple workflow:
- Talk with a preservation planner early. Use the staff contacts page to find the planner for your district.
- Prepare your packet. Typical items include photos of all elevations, a site plan or survey, scaled drawings for additions or new construction, a materials list and color samples, and a window survey if windows are involved. See current requirements on the city’s Applications and Forms page.
- Submit in DallasNow. Upload your application, track reviews, and pay fees through the portal per the city’s instructions in the DallasNow update.
- Attend reviews as needed. Staff will coordinate neighborhood task force feedback and the Landmark Commission hearing if required.
- Post approvals and pull permits. After approval, post your signed CA and obtain any required building permits. The Historic Preservation FAQs explain posting requirements.
Common pitfalls to avoid
- Starting exterior work before you have a signed CA and building permits. This is the most common (and costly) mistake. Review the city’s Historic Preservation FAQs first.
- Assuming National Register listing restricts your project. Local Dallas designation triggers the CA; National Register status by itself generally does not for private owners.
- Skipping windows and fence details. Window changes often need a window survey, and fences count as structures. Check the Applications and Forms requirements.
- Missing submittal deadlines for Commission items. Plan around the fourth‑Monday noon filing deadline outlined in the Landmark Review Process.
Tax incentives for rehab
Dallas offers local tax‑exemption programs for qualifying rehabilitation on designated landmarks and contributing properties. Programs vary by district type and project scope, with typical durations of 5 to 10 years. Review eligibility rules, standards, and application steps on the city’s Historic Preservation tax incentives page.
Quick homeowner checklist
- Confirm your property’s status and talk to your district preservation planner using the staff contacts.
- Build your submittal: photos, site plan/survey, scaled drawings, materials and colors, and a window survey if needed. Check the Applications and Forms.
- Choose the right path: Routine Maintenance vs. Landmark Commission review per the Landmark Review Process.
- Apply in DallasNow and track your case via the DallasNow update.
- Do not start work until your CA is signed and posted and your building permits are issued.
Ready to remodel with confidence in a Dallas historic district? If you want a second set of eyes on your plan or you’re weighing resale impacts, reach out to The Cole Home Team. We’ll help you align your project with city rules and your long‑term goals.
FAQs
Do I need a Certificate of Appropriateness for interior work in a Dallas historic home?
- A CA applies to exterior design changes; some interior work may still require a building permit, so check both the Historic Preservation FAQs and Building Inspection FAQs before starting.
How long does a Certificate of Appropriateness take in Dallas?
- Staff‑level Routine Maintenance items are commonly processed in 7 to 21 days, while Landmark Commission reviews take several weeks from submittal to the signed CA per the Landmark Review Process.
What if I replaced windows without a CA in a Dallas landmark district?
- Stop work, contact your preservation planner, and be prepared to file an after‑the‑fact CA, which can carry higher fees and enforcement per the Dallas Development Code and city FAQs.
Do fences or landscaping changes need approval in Dallas historic districts?
- Yes, fences and similar structures and landscaping features over 6 inches tall typically require a CA, as outlined in the city’s Historic Preservation FAQs.
What permits do I need to demolish a structure in a Dallas landmark district?
- You need a Certificate for Demolition and Landmark Commission review; some areas outside landmark districts may have a 45‑day delay under the Demolition Delay Overlay.
Are there tax breaks for restoring a historic home in Dallas?
- Yes, Dallas offers local tax‑exemption programs for qualifying rehabilitation projects; see the Historic Preservation tax incentives page for rules and timelines.
