A community’s historic built environment serves as a vital, tangible reminder of its past; a physical articulation of architecture, culture, and social history. Through the lens of these buildings, stories of the people, events, and movements that shape a uniquely individual community are more richly interpreted. This not only provides meaningful connections between the past and present, but serves to reinforce a strong sense of place. Regrettably, one of the most consequential threats to historic buildings and communities is a mechanism called “demolition by neglect”—a slow but deliberate process when property owners allow a historic structure to deteriorate to a point of either collapse or necessitating demolition.
Learn more about Demolition by Neglect in this fifth blog post in our “Preservation 101” series.
What Is Demolition by Neglect?
Demolition by neglect occurs when a property owner—either through inaction or intent—fails to maintain a historic structure, leading to severe disrepair. Over time, exposure to the elements, structural instability, and lack of upkeep make the building unsafe, creating justification for demolition. This practice is often used as a loophole to bypass preservation regulations, allowing owners to clear a site for redevelopment without having to go through the legal process of seeking a demolition permit.
Why Does It Happen?
There are several reasons why property owners may engage in demolition by neglect:
- Financial Hardship – Maintaining buildings can be expensive, and some owners lack the resources to perform necessary repairs.
- Desire for Redevelopment – Owners may prefer to replace a historic structure with new construction, but face legal hurdles preventing them from doing so.
- Negligence or Apathy – Some owners may simply neglect the property due to disinterest or lack of awareness of its historical value.
- Speculative Development – Investors may intentionally allow buildings to decay while waiting for zoning changes or market conditions that favor new construction.
The Consequences of Demolition by Neglect
When historic structures deteriorate beyond repair, communities lose more than just bricks and mortar. The impacts include:
● Loss of Cultural Heritage – Unique architectural styles, craftsmanship, and history are erased forever.
● Blight and Decreased Property Values – Neglected buildings can become eyesores, attracting crime, and reducing surrounding property values.
● Environmental Impact – Demolishing and replacing buildings generates significant construction waste, whereas preservation and restoration are more sustainable.
Ways for Communities to Address Demolition by Neglect
Municipalities and preservation organizations can take proactive measures to combat demolition by neglect by:
● Enforcing Existing Ordinances – Some cities have laws requiring property owners to maintain historic structures or face fines and/or legal action;
● Providing Financial Incentives – Grants, tax credits, and low-interest loans can help offset the cost of repairs;
● Public Awareness and Advocacy – Educating property owners and the public about the value of historic preservation can foster a greater appreciation for these buildings; and,
● Community Intervention – Nonprofits and local governments can acquire and rehabilitate endangered buildings before they become irreparable.
Understanding the Demolition by Neglect Process in Raleigh
Serving as City Council’s appointed advisory body for zoning and regulatory issues related to historic preservation, the Raleigh Historic Development Commission (RHDC) is a quasi-judicial body that oversees the stewardship of the city’s designated landmarks and historic overlay districts. To ensure the architectural and cultural integrity of these important resources, the RHDC both reviews and recommends proposed changes or developments to historic properties and neighborhoods. In addition, they work with property owners to ensure compliance with historic preservation standards that preserve and maintain historic character while allowing for thoughtful development and change. Governed by the Unified Development Ordinance (UDO), preservation concerns such as demolition by neglect fall under the purview of the RHDC, tasked with ensuring that designated historic landmarks and contributing resources within historic overlay districts are properly maintained. If repairs aren’t made within a reasonable period of time, demolition by neglect procedures are initiated. Here’s a simplified overview of how the
process works:
- Initial Assessment: When a historic landmark or contributing resource within a historic overlay district is flagged for potential demolition by neglect, the RHDC steps in with an initial evaluation. If repairs are not made within six months after the owner is notified, a report detailing the property’s condition is generated to document demolition by neglect.
- RHDC Determination: After reviewing the inspection report, the RHDC evaluates whether the property qualifies as undergoing demolition by neglect. If they determine it does, a petition is prepared and submitted to the Housing and Neighborhoods Department to initiate a case.
- Housing and Neighborhoods Process: Following receipt of the petition, Housing and Neighorhoods conducts a preliminary investigation. Upon agreement with RHDC’s assessment, property owners are notified and a hearing is scheduled to review evidence that determines whether or not the property owner is responsible for neglect.
- Housing and Neighborhoods Decision: After the hearing, the Housing and Neighborhoods Department makes their determination:
● If they find no demolition by neglect, the case ends and a written decision is provided.
● If demolition by neglect is confirmed, the owner is ordered to repair the property within a reasonable period of time; this decision can be appealed to the Board of Adjustment.
Building a Future While Protecting the Past
Demolition by neglect is a preventable but persistent threat to our historic built environment. By recognizing the warning signs—and advocating for and administering policies that promote responsible stewardship—communities can protect their architectural heritage for future generations. In Raleigh, the demolition by neglect process strikes a balance between the City’s duty to prevent historic resources from deteriorating to the point of loss, while recognizing the challenges owners may encounter in maintaining their historic properties.” Historic preservation
goes far beyond “preserving old buildings”—it’s a commitment to ensure our shared history both endures and thrives!
