Transforming a Historic Row House into a Modern Art Space: Renovation Strategies for Period Homes

The Challenge of Renovating a Historic Row House

Renovating a historic row house presents unique challenges that differ from conventional remodeling. Unlike a standard single-family home, a row house shares party walls with neighbors, often has restrictive historic district regulations, and comes with a century or more of accumulated modifications. The 1889 Warren Howard Hayes row house in Minneapolis stands as an instructive case study in how to approach this type of project with intelligence and restraint.

The building, constructed during the height of Minneapolis expansion in the late 19th century, survived waves of urban development that demolished many of its neighbors. However, a 1979 conversion to condominiums stripped out the original woodwork, removed plaster from the brick walls, and replaced period details with cheap hollow-core doors and an open-concept layout that bore no relationship to the original floor plan. The only original element that remained was the staircase, and even that had its balustrade hidden behind knee walls.

The homeowner faced a space that was essentially a blank canvas one lacking the architectural character that had drawn them to the building in the first place. The 1200-square-foot condo needed a complete rethinking. This is a situation familiar to anyone who has taken on a historic renovation project, whether restoring an 18th century timber frame with period details or updating a Victorian-era urban dwelling. The fundamental question is always the same: how do you bring back character and function without pretending the past century never happened?

Assessing What Remains

The first step in any historic renovation is a thorough assessment of what can be saved. In this project, the load-bearing brick party walls were sound despite having been stripped of their plaster. The staircase, while modified, retained its original footprint. The building’s exterior brick and brownstone facing was intact. These existing elements became the foundation for the design decisions that followed.

Key structural elements to evaluate in a historic row house include:

• Party wall condition: Check for cracks, bowing, or signs of water penetration
• Floor framing: Assess joist spans and evidence of previous modifications
• Staircase integrity: Verify stringers and balustrade meet current code
• Window and door openings: Measure for period-appropriate replacement units
• Roof and parapet condition: Inspect flashing, drainage, and masonry caps
• Foundation: Look for settlement, moisture intrusion, or water damage

Understanding the Building’s History

Research into the building’s origins proved valuable. The homeowner learned that architect Warren Howard Hayes designed the row house in 1889, which informed decisions about appropriate millwork profiles, mantel styles, and decorative elements. Documenting the building’s history through property records, architectural archives, and historic photographs helps guide design choices and provides justification for restoration decisions when applying for permits or historic tax credits.

Restoring Character Without Full Historical Replication

A common misconception about historic renovation is that it requires a museum-quality reproduction of the original interior. The Minneapolis row house project took a more pragmatic approach. Rather than attempting to recreate the 1889 interior exactly, the design team focused on restoring a sense of historical appropriateness while accommodating contemporary living.

This meant adding period-appropriate millwork with black paint for a contemporary contrast against exposed brick and oak doors. It meant installing a salvaged 1890s oak mantelpiece paired with Morris and Company Blackthorn wallpaper to nod to the building’s era. And it meant replacing hollow-core doors with paneled oak units and Emtek hardware, restoring a sense of quality that the 1979 renovation had removed.

The Exposed Brick Question

The most debated decision in this project was retaining the exposed brick walls left from the 1979 plaster removal. From a preservation perspective, exposed brick in a historic row house is problematic. The bricks were never intended to be seen they were meant to be covered with plaster. Brick exposed to interior conditions can spall and create dust, and lime mortar can release particulates. The thermal performance of the wall is reduced without the insulating layer of plaster, and sound dampening between units suffers.

However, in this case the brick was well laid, sound, and even. The client felt the exposed brick was part of the charm of the space. The design team made a deliberate choice not to re-plaster but to work with what existed, adding picture rails to accommodate art hanging and avoiding unnecessary drilling into the brick. This represents a compromise position that acknowledges the reality of a 40-year-old renovation while making the best of the situation.

Selective Splurges and Budget Allocation

One of the smartest strategies was the thoughtful allocation of budget toward elements with the greatest visual and functional impact. The checkerboard marble surround for the gas fireplace insert was a deliberate splurge, as was the obscure glass shower door that preserved the bathroom window’s function while providing privacy.

Smart Space Planning for Compact Floor Plans

With only 1200 square feet across two levels, every square foot in this row house had to earn its keep. The 1979 conversion had created an open-concept second floor with no walls or closets, and a removed section of the ceiling created a balcony-like opening to the third floor dining area. The design team fixed these issues with targeted interventions that maximized usable space.

Filling the Floor Gap

The opening in the third floor ceiling that looked down to the second floor was filled, adding 40 square feet back into the dining room. This is a textbook example of how removing ill-conceived previous renovations can recapture valuable living space. The original architect never intended a two-story opening, and restoring the floor plane created a more functional and thermally efficient space.

Reconfiguring Room Functions

The second bedroom, which had been too small and awkwardly located for comfortable use as a bedroom, was converted into a den and TV room. Adding double doors between this room and the dining area improved flow for entertaining. A closed utility and storage room was added to eliminate clutter from the main living areas. The door to the den was repositioned to create a more logical circulation pattern.

Room reconfiguration strategies for compact row house renovations include:

1. Identify underutilized rooms that can serve multiple purposes a den that doubles as a guest room or a library that functions as a home office
2. Remove non-structural walls that create awkward dead space but preserve walls that provide necessary privacy
3. Add built-in storage to replace the function of walls and closets that were removed
4. Consider how doors affect furniture layout sliding or pocket doors can free up wall space
5. Pay attention to sight lines between spaces the view from entry through living room should feel intentional

For more on reconfiguring tight urban layouts, this row house kitchen remodel that reconfigures awkward layouts demonstrates similar principles applied to kitchen and dining spaces.

Integrating an Art Collection

A defining feature of this renovation was the integration of the homeowner’s extensive art collection. With limited wall space and exposed brick that made hanging difficult, the design team added picture rails throughout the main rooms. Picture rails provide flexibility for rotating art and eliminate the need to drill into brick or plaster. The owner rotates pieces periodically as the collection grows, a practice that keeps the space feeling dynamic rather than static.

Tips for integrating art into historic row house interiors:

• Install picture rails at crown molding height for flexibility without wall damage
• Use museum-grade hanging wire and hardware rated for each piece
• Balance contemporary art against historic architecture for visual tension
• Consider adjustable lighting track systems for rotating collections
• Leave negative space around pieces to let each work breathe

Key Lessons for Homeowners Taking on Historic Renovations

The Minneapolis row house project offers several takeaways for anyone considering a historic renovation. These lessons apply whether you are updating a single room or undertaking a full building renovation.

Hire an Architect Who Understands Historic Buildings

The homeowner specifically chose David Heide Design Studio because of their experience with historic row houses. An architect who understands historic construction methods, period-appropriate materials, and the regulatory landscape of historic districts will save money and frustration over the course of the project. They can identify elements worth saving, suggest appropriate substitutions when original materials are unavailable, and navigate the approval process for work in designated historic districts.

Distinguish Between Restoration and Interpretation

Not every historic renovation needs to be a strict restoration. This project was explicitly not a restoration it was an interpretation that respected the building’s history while accommodating modern living. Understanding the difference helps homeowners set realistic expectations and make practical decisions about where to invest in authenticity versus where to prioritize function. For historic kitchen remodeling lessons from similar projects, the same principle applies: know when to restore and when to adapt.

Plan for the Art and Objects You Already Own

A historic renovation should be designed around the way you actually live. If you collect art, plan for hanging and lighting from the beginning. If you entertain frequently, design the kitchen and dining flow accordingly. The Minneapolis project succeeded because the design team understood from the outset that the home would showcase the owner’s collection and function as a space for gatherings. A kitchen design that stays true to tradition with historic charm and modern function follows the same principle of designing around actual use patterns.

Accept Some Imperfections

Historic buildings are not perfect. Walls may not be square, floors may slope, and brick may remain exposed despite preservation objections. The Minneapolis project accepted the thermal fluctuations and occasional temperature swings that came with exposed brick walls. The homeowner acknowledged that the living room experiences temperature swings reflecting Minnesota’s extreme climate but considered the character gained worth the tradeoff. Not every issue needs to be fixed. Some can be managed, and some can simply be accepted as part of living in a building with history.

Budget Strategically

The most successful historic renovations allocate money where it will have the greatest impact. The IKEA kitchen with custom modifications and tongue-and-groove backsplash cost a fraction of a custom cabinet build but looked intentional and well-integrated. The vintage lighting fixtures sourced from antiques shops across the Midwest added character at a fraction of the cost of reproduction fixtures. The marble fireplace surround and obscure glass window treatment received premium budgets because they serve as focal points. This kind of strategic budget allocation separates smart renovations from those that simply spend money without a plan.