Boylan Heights Craftsman: Full Restoration and Systems Upgrade

The property

A 1,640 sq ft, three-bedroom Craftsman bungalow built in 1923 on a 50’ × 140’ lot in the Boylan Heights neighborhood, two blocks from Pullen Park. The house retained original wood floors in the main living areas, the original kitchen cabinetry (repainted, functionally poor but structurally intact), original double-hung wood windows, and the front porch columns and railing.

The systems told a different story. The electrical was original knob-and-tube, no ground, no AFCI protection, 60-amp service, and the plumbing was cast iron throughout with a single-line galvanized supply that corroded to 40% of its original interior diameter. Heat was a single propane wall unit in the living room. Air conditioning: window units.

Historic commission process

Boylan Heights is a Raleigh local historic overlay district, which triggers review by the Raleigh Historic Development Commission (HDC) for any exterior changes visible from the street. The firm handled the HDC pre-application meeting and submission documentation before the building permit was filed, identifying two decisions where the commission’s preference would govern:

Windows: The original double-hung wood windows could theoretically have been replaced with high-efficiency replicas that satisfy energy code. The HDC prefers restoration when the originals are structurally sound. The firm assessed each window: 14 of 18 were restorable; 4 had failed sills that were rebuilt in-kind using clear vertical-grain fir to match the originals. All windows were reglazed, weatherstripped, and fitted with interior storm panels for energy performance. Commission approved.

Porch: The front porch columns were original tapered Craftsman columns with turned newel posts. Two columns had base rot. Replacements were machined to match the originals using the same taper ratio. Commission approved.

Systems replacement

Electrical: Full panel replacement (60A to 200A service), new wiring throughout, AFCI protection on all bedroom circuits, GFCI at kitchen, baths, and exterior locations. Knob-and-tube fully decommissioned and removed where accessible; documented in inaccessible walls. Permit pulled and inspected through City of Raleigh.

Plumbing: Full supply replacement from street shutoff to fixtures (galvanized to PEX-A). Drain, waste, and vent lines replaced from cast iron to ABS. Kitchen supply relocated for new layout.

HVAC: High-velocity mini-duct system (Unico) chosen for compatibility with the 9-foot ceilings and existing wall cavities, a good solution for historic homes where conventional ductwork would require dropping ceiling height or boxing around beams. 2-ton heat pump with ERV for fresh air.

What was preserved

Original red oak floors, refinished in place (not replaced). Original fir trim and door casings, repaired where damaged, retained throughout. Kitchen cabinetry stripped, repaired at joint failures, and painted to match the restored period character. All original hardware restored.

Outcome

The house passed final inspection in March 2026. Energy modeling shows the restored windows with interior storms perform at approximately R-3.5, versus R-3 for replacement double-glazed units, the labor-intensive outcome was also the thermally superior one for this particular building. The owners cited the restoration as the outcome that made the house feel continuous with its history, period-correct down to the trim.