Homes built over a century ago carry the stories of their neighborhoods in every beam and floorboard. A 1915 house in an historic Austin neighborhood shows how owners and architects can preserve those stories while adding the space and comfort expected in a modern home. Perched on a hillside with views of the Texas State Capitol, the 3,900-square-foot residence had survived largely intact because its previous owner lived there for over fifty years, protecting it from the demolition that claimed many neighboring houses. Historic preservation lessons from aging homes guided the restoration strategy, respecting the building’s history as one of the oldest post-Civil War settlements west of the Mississippi.
Assessing a 100-Year-Old Home for Restoration
The project began with extensive research into the home’s history. The architectural team consulted a historic restoration expert to understand which elements were original and which had been modified over the decades. The original building used a pier and beam foundation, a common construction method in early 1900s Texas that elevated the structure above the expansive clay soil. This system had served the house well for a century but needed reinforcement to support the planned additions and modern floor-to-ceiling windows. Historic home restoration techniques from similar projects informed the prioritization of structural upgrades over cosmetic changes.
Documenting Original Features
The documentation phase cataloged every surviving original element to determine what could be restored and what needed replacement:
- Original wood floorboards in the main living areas were measured, mapped, and tested for remaining thickness
- Windows and window frames were assessed for rot and operational condition
- The original siding profile was photographed to allow matching replacements where sections were damaged
- Porch columns and railings were measured for replication of any deteriorated sections
- The hip roof structure was inspected for sagging and fastener condition
- Original fireplace surrounds and mantels were documented for preservation in place
Restoration vs. Replacement Decisions
| Element | Condition | Action Taken |
|---|---|---|
| Original wood siding | Moderate deterioration on south and west exposures | Replaced with Boral siding matching original profile |
| Wood floorboards | Worn but structurally sound | Refinished in place with matching stain |
| Pier and beam foundation | Adequate but undersized for additions | Reinforced with additional piers and grade beams |
| Porch columns | Some rot at base connections | Replicated in same profile with pressure-treated cores |
| Windows | Single-glazed, drafty, many inoperable | Replaced with Loewen clad-wood units matching original sightlines |
| Hip roof structure | Sound but lacked modern underlayment | Stripped and re-roofed with proper ventilation |
Restoration experts recommend establishing clear criteria for repair versus replacement. The rule applied here was: if an element could be repaired to match its original appearance and function for less than 60 percent of the replacement cost, repair was chosen. This threshold kept the project budget realistic while preserving as much original fabric as possible.
Structural Challenges of a Hillside Property
The steep hillside site presented multiple structural challenges that shaped the renovation approach. The pier and beam house sat nine feet off the ground at the lowest point of the site, creating a large exposed crawl space underneath the structure. The clay content of the soil, while suitable for pier and beam foundations, added complications for the planned addition which included a negative edge pool and expansive floor-to-ceiling windows. Award-winning restoration projects demonstrate that hillside properties require engineered solutions that address both soil stability and load distribution simultaneously.
Expansive Soil Management
Clay soils expand when wet and shrink when dry, a cycle that can cause significant movement in foundations. The site’s clay content required specific mitigation strategies:
- New foundation piers were drilled to a depth below the active soil zone, reaching stable bearing strata at approximately 12 feet
- Grade beams were installed to tie the new and existing foundation systems together, preventing differential movement
- Drainage was redirected away from the foundation along the uphill side of the property
- Soils were compacted to 95 percent of standard proctor density before any new slab work
- Moisture barriers were installed beneath all new floor slabs to prevent soil moisture variation
Negative Edge Pool Structural Requirements
The negative edge pool added another layer of structural complexity. A negative edge pool creates a visual effect where water appears to flow endlessly toward the horizon, requiring the pool structure to cantilever partially over the hillside. The pool shell was designed as a reinforced concrete structure with its own foundation system independent of the house foundations, preventing any pool movement from transferring to the main structure. The cantilevered edge required post-tensioned concrete slabs to control deflection within acceptable tolerances.
Material Palette That Honors History While Adding Modern Elements
The material strategy was deliberately restrained: traditional materials on the front elevation facing the historic street, and modern materials on the rear elevation facing the yard and views. This approach respects the neighborhood character while allowing contemporary expression where it will not disrupt the historic streetscape. Historic home renovation projects across multiple cities use similar dual-palette strategies to satisfy both preservation requirements and modern design goals.
Front Elevation: Traditional Materials
- Boral siding replicating the original wood lap profile and texture
- Painted blue soffit above the front porch, retaining a connection to the neighborhood’s traditional roots
- Wood porch decking in teak for durability and warm color that weathers to silver
- Traditional wood-clad windows from Loewen, matching the original divided-light pattern
- Historic paint colors selected from archival records of early Austin homes
Rear Elevation: Modern Materials
- Expansive glass panels, some spanning floor-to-ceiling, to capture city and capitol views
- Stucco finish in a warm neutral tone that complements the traditional siding
- Metal panel accents at the upper level for a crisp, contemporary edge
- Teak decking continuing from the front porch to unify the two elevations
- Steel-framed sliding doors at the rear opening to merge interior and exterior spaces
The painted blue soffit above the front porch deserves special note. This color choice was not arbitrary. It references the traditional porch ceilings found throughout Southern historic neighborhoods, where blue was believed to ward off insects and evil spirits, a folk tradition rooted in the Gullah Geechee culture of the coastal South. Maintaining this detail anchors the house in its regional and cultural context.
Navigating Historic Neighborhood Design Review
Historic neighborhoods often have design review boards that approve or reject proposed changes to building exteriors. In this project, the team worked closely with the neighborhood’s preservation guidelines to ensure the front elevation remained compatible with surrounding houses built in the same period. The wrap-around porch with its hip roof was reconstructed to match the original style, and the overall massing did not exceed the height or footprint of the original structure. Historic renovation case studies show that early engagement with review boards reduces approval timelines by an average of 8 to 12 weeks compared to projects that submit without prior consultation.
Design Review Submission Requirements
A typical historic district design review submission includes:
- Existing condition photographs of all four elevations
- Proposed elevation drawings at 1/4-inch scale showing all material changes
- Sample boards of proposed siding, trim, window, and roofing materials
- A written narrative explaining how the design preserves the historic character
- Shadow studies showing how additions affect neighboring properties’ solar access
- Landscape plans indicating which existing trees will be preserved
The approval process for this project took approximately three months, with two rounds of revisions to the rear elevation before the board approved the material transition from traditional siding to stucco and glass.
Interior Layout and Spatial Reconfiguration
Inside, the 3,900-square-foot layout was reorganized to improve flow while keeping the original room structure intact in the front half of the house. The front rooms retain their historic proportions, original fireplace surrounds, and the window rhythm that defines the street-facing facade. Victorian home renovation approaches offer useful parallels for how to preserve front room character while freely reconfiguring rear spaces that are not visible from the street.
Room-by-Room Changes
The front parlor and dining room were restored to near-original condition, with refinished floors, repaired plaster walls, and period-appropriate light fixtures. A new open kitchen and family room were created at the rear, taking advantage of the floor-to-ceiling glass that replaced the original rear wall. The primary bedroom suite was relocated to the second floor rear, where the new windows capture the skyline views. A guest suite occupies the former primary bedroom at the front of the second floor. Historic home renovation strategies that balance preservation with modernization emphasize that the most successful projects make the old parts feel authentically old and the new parts feel deliberately new, without trying to disguise either.
The project required the architectural team to hold on to the home’s historic character while allowing for modern living. The team spent time researching the home’s history and consulting with restoration experts to inform their work. The result is a house where old and new seamlessly meld. The hip roof and wrap-around porch remain in step with the neighborhood’s historic fabric. The rear elevation, with its glass, stucco, and metal panels, opens the house to views that the original builders could not have imagined. The home’s 100-year history continues into its second century, not frozen in a museum display but adapted for how people actually live today.