Buying a historic Charleston home and dreaming of a thoughtful renovation? Before you sketch plans or order materials, you need to understand how the City’s Board of Architectural Review works. If your home sits within a local historic district, the BAR will evaluate visible exterior changes to protect the area’s character. In this guide, you’ll learn what the BAR reviews, where it applies in West Ashley and downtown, what triggers a hearing, realistic timelines, and how to plan your purchase and project with confidence. Let’s dive in.
What the Charleston BAR is
The Board of Architectural Review is the City of Charleston’s primary design review body for locally designated historic districts and landmarks. Its mission is to preserve the historic and architectural character of those areas by reviewing proposed exterior changes visible from public rights of way.
BAR decisions are design review decisions. They evaluate compatibility with historic character rather than real estate value or zoning variances. Review focuses on preserving historic fabric and balancing old and new so a project fits the surrounding context.
Where BAR applies in Charleston
Downtown historic districts
Most buyers recognize that many downtown neighborhoods fall within City historic districts. If your property is inside a local district or is a designated landmark, the BAR will review exterior work that is visible from the street.
West Ashley properties
Portions of West Ashley also include properties within City historic district boundaries. Not every address is subject to BAR review, so confirm each parcel’s status early with City staff or by checking local property maps. Properties outside City local districts are not subject to the City BAR, though other county, state, or federal requirements may still apply.
What triggers BAR review
As a general rule, any visible exterior change that affects historic character may require BAR review. Common triggers include:
- Demolition, partial or total, including removal of a significant portion of a building
- New construction and additions, including vertical or lateral expansion
- Changes to primary façades that face public streets, such as porches, stoops, balconies, and openings
- Window and door changes in size, location, or material
- Roofing and any visible solar or mechanical equipment
- Exterior cladding and finishes, including siding, stucco, masonry, and trim
- Historic features like shutters, cornices, chimneys, and decorative details
- Fencing, gates, and visible walls, including height, materials, and placement
- New visible accessory structures, such as garages or carriage houses
- Hardscape changes visible from the street, like driveways and paving patterns
- Paint color may vary by area. Some districts do not regulate paint colors, while certain overlay or local areas may have limits. Always confirm for your specific district.
- Landscaping and tree removal may involve separate City review when it affects site character or visibility.
Work often eligible for faster staff approval includes in-kind porch repairs, replacing roofing with similar material, and repair and repainting of existing elements where color is not regulated. New infill construction, removing a contributing structure, or adding a visible second story typically requires a full BAR hearing.
The BAR process and timeline
How the process works
- Pre-application consultation. Meet with City preservation staff for early feedback on your concept and documentation needs.
- Prepare your application. Typical materials include photos, a survey or site plan, scaled elevations, floor plans if relevant, material and color samples, and product specifications.
- Submit for staff review. Staff may approve minor work administratively or move your project to a full BAR hearing.
- Full BAR hearing if required. The Board reviews the proposal at a public meeting and may approve, approve with conditions, defer for revisions, or deny.
- Certificate of Appropriateness. After approval, you obtain a COA, then apply for building permits. Demolition requests may require separate review.
- Inspections and compliance. Construction must match approved drawings and materials. Changes may require a revised COA.
Timelines to expect
- Staff approvals often move in days to a few weeks when submissions are complete.
- Full BAR reviews take longer. Plan conservatively for 6 to 12 weeks from initial submission to final COA for straightforward cases. Complex proposals can take months.
- Build in time for meeting deadlines, public notices, possible revisions or appeals, and the building permit process after your COA.
City schedules and requirements change, so always check current calendars and guidance before you plan dates.
Buyer steps before you write an offer
Due diligence on historic status and prior approvals helps you avoid surprises and price your risk correctly.
- Confirm historic district status early. Verify whether the parcel is inside a City local district or is a landmark subject to BAR review.
- Request seller disclosures and documentation. Ask for existing Certificates of Appropriateness, recent permit history, as-built drawings, and photos showing exterior conditions.
- Review prior BAR decisions and minutes for the address or area. This helps you understand precedent and likely expectations.
Contract and contingency strategy
If you plan to renovate quickly after closing, protect your timeline and budget during negotiations.
- Consider a COA contingency. Condition closing on obtaining BAR approval for your planned scope within a defined window.
- Require disclosure of pending or prior approvals. Ask for copies of any outstanding COAs and their conditions so you know what is already allowed or restricted.
Build the right team
Local experience with Charleston’s preservation standards pays for itself in time and clarity.
- Hire a preservation-aware architect or designer with historic district experience.
- Choose a contractor who has completed BAR-approved work.
- For complex proposals, consider a historic preservation consultant or liaison.
- Work with a real estate attorney and an agent who know local procedures and can help you structure contingencies.
- Schedule a pre-application consultation with City preservation staff early to test feasibility and documentation needs.
Your BAR application checklist
Prepare a complete, clear package to reduce back-and-forth and avoid deferrals.
- City BAR application forms and submission checklists
- Labeled photos showing existing conditions and public views
- Scaled elevations and a site plan or survey
- Floor plans for additions or demolition scope
- Material samples and manufacturer specifications for windows, doors, siding, and roofing
- Paint color chips if required for your district
- A concise scope of work and preservation rationale
- Architect and contractor contact information
Costs, fees, and risk management
- Expect City application and permit fees, which change over time. Budget for professional fees for design, drawings, and consulting.
- Time is a cost. Revisions, deferrals, or appeals can extend schedules.
- A COA is typically tied to conditions and permit timelines. Check the City’s current code for validity and expiration details.
- Starting regulated work without a COA can lead to stop-work orders, fines, and requirements to restore approved conditions.
- BAR review generally focuses on exteriors visible from the public right of way. Interior changes are typically not reviewed unless they affect the exterior.
Smart design moves that win approvals
Your best path to yes is a design that respects the historic context and visibility from the street.
- Retain historic fabric where feasible. Repair beats replace for character-defining elements.
- Match scale and massing. New additions should read as compatible, not overwhelming.
- Keep the rhythm of openings. Windows and doors should align with historic proportions and profiles.
- Use appropriate materials. Substituting traditional siding with incompatible options is often disfavored.
- Protect primary façades. Porches, stoops, and balcony details receive close scrutiny.
- Plan for visibility. Place solar panels and mechanical equipment where they are not visible from public ways, or mitigate their impact.
Thoughtful planning and early staff input can turn a risky proposal into a smooth approval.
How King & Society can help
If you want a single, capable partner for acquisition and renovation in Charleston, our team is structured for that. King & Society brings brokerage together with in-house development, custom home building, and renovation services, plus property and hospitality management for owners who want turnkey support.
Here is how we support BAR-driven projects:
- Scope what is feasible before you offer, grounded in local district expectations
- Introduce preservation-aware architects, contractors, and consultants who know the process
- Coordinate pre-application conversations to de-risk submissions
- Manage construction to match approved drawings and materials
- Provide ongoing property management or short-term hospitality support after completion
Ready to plan a thoughtful renovation in West Ashley or downtown Charleston? Reach out to the team at King & Society Real Estate to align your purchase, design, and approvals on one clear path.
FAQs
How does the Charleston BAR affect exterior renovations?
- If your property is in a local historic district or is a designated landmark, visible exterior work typically requires BAR review and approval before permits are issued.
Does the BAR regulate interior changes to my home?
- Generally no. The BAR focuses on exterior features visible from public rights of way, unless interior work affects the exterior’s character.
How long do BAR approvals typically take?
- Staff approvals may be issued in days to a few weeks. Full BAR hearings commonly take 6 to 12 weeks for straightforward cases, with complex proposals taking longer.
Will the BAR block my renovation plans?
- The BAR can deny incompatible proposals, but many projects are approved when they retain historic fabric and use compatible scale, massing, and materials.
Can I start work before I get a Certificate of Appropriateness?
- No. Beginning regulated exterior work without a COA can trigger stop-work orders, fines, and requirements to restore approved conditions.
Are paint colors regulated by the BAR in Charleston?
- It depends on the district. Many areas do not regulate color, while some local overlays may. Confirm requirements for your specific address.
Does BAR review apply in West Ashley?
- Portions of West Ashley fall within City historic district boundaries and are subject to BAR review. Verify your parcel’s status early with City staff.
