East Nashville Historic Overlay Rules: Buyer Primer

You fell in love with an East Nashville bungalow, but you’re wondering how much freedom you’ll have to renovate. If the home sits in a Historic Preservation Overlay, the rules change how you plan, budget, and build. The good news is you can still create a beautiful, functional home with the right strategy. This guide explains how overlays work, what approvals you may need, and how to make smart decisions before you write an offer. Let’s dive in.

What a historic overlay does

A Historic Preservation Overlay is a local zoning layer that protects a neighborhood’s historic character. It regulates exterior changes that are visible from the street and guides new construction within the district. The goal is to maintain the streetscape and preserve significant features over time.

In Nashville, the Metropolitan Historic Zoning Commission (MHZC) and planning staff review projects and issue approvals called Certificates of Appropriateness, or COAs. Decisions follow local design guidelines and widely used standards for rehabilitation.

Many East Nashville properties are labeled as contributing or non-contributing to the district. Contributing properties usually face a higher preservation standard. Non-contributing properties may allow more flexibility, but exterior changes are still reviewed for compatibility.

What needs approval

Most exterior work visible from the street will need a COA before you pull building permits. Interior work is usually outside the overlay’s scope unless it changes exterior appearance.

Staff vs. commission review

Some projects qualify for staff-level approval, which tends to be faster. Routine maintenance, in-kind repairs, and small porch or secondary-structure items may fit here. Bigger projects often go to a public MHZC hearing. New houses, large additions, demolition, or major façade changes typically require commission review.

Common elements regulated

• Additions and new construction
• Porches and front entries
• Primary rooflines and massing
• Windows and doors on visible elevations
• Siding and exterior materials
• Demolition or moving a structure
• Accessory structures in front or side yards
• Fences, driveways, and some street-visible landscaping

What is usually exempt

Emergency safety repairs can proceed with documentation, but follow-up may be required. Interior changes that do not affect the exterior are typically exempt. Work that is not visible from the street can be more flexible, but confirm with staff.

How rules apply to common projects

Additions and second stories

Additions must be compatible and subordinate to the original structure. Many districts require second stories to be set back from the front to reduce visual impact. Large, front-heavy additions that alter the primary roofline often face stricter review and may require design revisions.

Porches and entries

Historic porches are important character elements. You will be asked to repair or reconstruct to original forms when possible. Enclosing a historic front porch is typically discouraged.

Windows and doors

If your home is contributing, original windows are often expected to be repaired rather than replaced. If replacement is approved, new units should match the original profile, muntin pattern, and materials as closely as possible. New or enlarged openings on visible elevations require strong justification.

Siding and materials

Historic materials are favored. Repair is preferred over replacement. Swapping wood for incompatible materials on street-visible elevations can be restricted or may require a full commission review.

Roof changes

Changes to roof pitch or form that are visible from the street are reviewed for compatibility. Material changes may be allowed if they align with the district’s character.

Demolition

Demolition of a contributing structure is the most restricted action. Expect a higher bar for approval, possible alternatives to be explored, and a longer review timeline. Demolition of non-contributing structures may be easier, but still requires review.

Accessory structures, fences, and driveways

Front or side yard garages and new curb cuts are reviewed carefully for neighborhood fit. Fence height, location, and materials in front yards are often regulated to maintain sightlines and cohesion.

Paint color

Many residential overlays do not regulate paint color, but practices vary. Always confirm with MHZC before you move forward.

Timeline: plan for approvals

Your project timeline will expand to include design and approvals. Expect several months for planning and drawings if you are adding on or building out. Staff-level COAs can sometimes be issued in a few weeks after a complete submission. Projects requiring a commission hearing add scheduling time, which can stretch to several weeks or longer depending on volume, revisions, and complexity.

You typically need your COA before pulling building permits. Build in buffer time for plan tweaks requested by staff or the commission so your construction start date is realistic.

Budget: where costs shift

Historic work often shifts cost from replacement to repair and from standard materials to compatible, higher-quality options. Plan for:

• Additional design time and professional fees, especially if you hire a preservation architect
• Construction premiums for custom windows, porch reconstruction, and material matching
• Possible consultant or legal fees for complex projects
• Potential incentives for qualifying income-producing rehabilitations, which you can explore with state and local historic offices

A contractor who understands historic methods can help you price repair versus replacement accurately and avoid surprises.

Smart due diligence before you buy

Before you commit, verify the overlay status and the home’s history. Use your offer timeline to complete this research.

• Confirm the exact overlay boundary and district name for the parcel.
• Determine if the property is contributing or non-contributing to the district.
• Request the MHZC property file and copies of all past COAs and permits.
• Read the district’s design guidelines and ordinance language to understand likely outcomes.
• Ask the seller for a list of exterior alterations and related approvals. If any work was done without a COA, ask how it was resolved.
• Contact MHZC staff early to discuss your intended changes. Ask whether your project is likely to be staff-level or a commission hearing and what timing to expect.
• Consider a pre-application meeting with staff and, for larger projects, a preservation architect.
• Get bids from contractors with historic experience and ask for separate pricing on repair versus replacement items.
• Build your budget and timeline with realistic allowances for design, approvals, and specialized materials.

Offer and contract tips

Your purchase contract can protect your plans and budget.

• Add a COA contingency that allows you to cancel if required approvals are denied or cannot be obtained within a set number of days.
• Require the seller to provide known COAs, permits, and exterior work records by a specific date.
• Include time for pre-application discussions or concept reviews during due diligence.
• Budget for historic-sensitive repairs in your inspection allowances.

Choosing the right team

The right professionals help you avoid rework and delays. Look for a preservation-minded architect for major additions or new construction. Choose contractors with proven historic experience and ask to see past projects in overlay districts. Ask your team to specify preservation-sensitive tasks, such as window restoration, as separate line items so you can compare costs fairly.

Financing, insurance, and permits

Lenders usually require building permits and may ask for COAs before releasing construction funds. Renovation loan programs have specific documentation requirements for historic properties. Insurance is typically unaffected by overlay status, but repair costs can be higher when using compatible materials. Plan your draw schedule and closing timeline around approvals so funds are available when you need them.

Resale and long-term perspective

Overlays help maintain neighborhood character and streetscape quality, which can support long-term stability. Buyers who value historic charm often see overlays as a benefit. At the same time, the added approvals may be a drawback for someone who wants unrestricted changes. Understanding both sides helps you price, plan, and position your investment over time.

Next steps for East Nashville buyers

• Verify the property’s overlay status and contributing classification.
• Review design guidelines to see how your plans align.
• Talk with MHZC staff about your intended scope and likely review track.
• Engage a preservation architect for major moves like second stories or new construction.
• Get bids from historic-experienced contractors and refine budget and schedule.

Ready for a game plan tailored to your goals and timeline in East Nashville? Reach out to Jessica at Jessica Cassalia for local guidance and a step-by-step path from offer to approved renovation.

FAQs

Do East Nashville buyers need a COA to replace windows?

• Often yes for windows visible from the street, especially on contributing homes. Repair is usually preferred, and compatible replacements may be approved in limited cases.

Can I add a second story on a home in an East Nashville overlay?

• Additions are reviewed for compatibility in scale, setback, roofline, and materials. Large or highly visible additions typically require a commission hearing and careful design.

Are paint colors regulated in East Nashville historic districts?

• Many residential overlays do not regulate paint color, but practices vary by district. Confirm with MHZC before choosing exterior colors.

What if I want to demolish a contributing house in East Nashville?

• Demolition of a contributing structure is highly restricted and can be denied or delayed while alternatives are explored. Non-contributing structures may have a simpler path but still require review.

How long do East Nashville historic approvals usually take?

• Staff approvals can be a few weeks after a complete submission. Commission hearings add weeks for scheduling and potential revisions. Complex projects can take months.

Do I need a preservation architect for my East Nashville project?

• For significant changes like additions or new construction, a preservation architect improves approval odds and reduces redesigns. For small maintenance items, a historic-experienced contractor may suffice.

Are there tax credits for East Nashville historic renovations?

• Some income-producing projects may qualify for state or federal rehabilitation tax credits. Eligibility and availability must be verified with state and local historic offices.