Top 5 Things to Know About Leasing Historic Properties in Dallas, Texas
Looking for a home with charm and character? Leasing one of the many historic properties in Dallas, Texas, might just be the answer.
If you’ve ever been to neighborhoods like Munger Place or Winnetka Heights, you’ve probably noticed how different they look from newer parts of Dallas. These homes have been around for generations, thanks to intentional preservation. In Dallas, a “historic property” is generally 50 years or older and contributes to the city’s architectural or cultural identity.
For landlords, leasing historic properties in Dallas, Texas, comes with both opportunities and responsibilities. Although they stick out in listings and attract renters looking for charm and character, there are more rules to follow when managing them. For tenants, these homes offer a unique style that makes the living experience more personal.
In this guide, we’ll go over five key things to understand before leasing one of these historic properties in Dallas, Texas. Whether you’re a landlord who owns one or a tenant thinking about moving into one, knowing what to expect can help you make the most of everything these homes have to offer.
Let’s dive in!
1. Historic Designations Come With More Rules
For Landlords:
If your property falls within one of the 20 Dallas Historic Districts or has been given Landmark status, you’ll need to follow city preservation ordinances. These guidelines protect the home’s original character and limit what kind of changes you’re allowed to make, especially to the exterior.
For example, if you lease a Swiss Avenue home and your window breaks, you may be required to repair the existing wooden sash or install a historically accurate replica. Exterior paint colors, porch railings, doors, and fencing are other elements that may fall under city review. If you plan to make updates or renovations, you’ll need to apply for a Certificate of Appropriateness from the Dallas Landmark Commission.
It’s a good idea to give yourself extra time and budget when planning repairs or upgrades on a historic home. Failing to follow the preservation rules can result in fines or legal issues that may impact your ability to lease the property at all. A property manager can help ensure you’re aligned with Dallas regulations.
For Tenants:
Leasing historic properties in Dallas, Texas, often comes with additional rules designed to protect the property. That means you might be limited in what you can hang, paint, or modify. In some cases, landlords may ask tenants not to drill into plaster walls, hang curtains without approved hardware, or use adhesives that could damage original surfaces.
Understanding these expectations before signing a lease is crucial. Some landlords include preservation clauses in the rental agreement, while others communicate them in person. If you value living in a historic space, these homes can be a great fit, as long as you’re willing to be a thoughtful steward of the property.
2. Maintenance and Repairs Can Be Complex
For Landlords:
Historic homes often require more specialized maintenance, as the materials aren’t always compatible with modern replacement parts. A leak under the sink might involve antique plumbing, while a loose window may need carpentry work instead of a swap. This can make costs add up quickly. You’ll want to watch for shifting foundations, especially in areas with clay-heavy soil and older pier-and-beam structures.
Historic East Dallas neighborhoods like Munger Place, Peak’s Suburban Addition, and Junius Heights have homes built in the 1900s, often with structural systems that require unique repair methods. Foundation leveling in these areas usually isn’t a quick fix and typically needs preservation-conscious contractors. The same goes for roof work, original siding, and historic brick.
Because of the additional time and cost involved, it’s smart to be proactive about repairs and have funds set aside to prepare. Fortunately, Dallas offers property tax incentives for restoration work that complies with historic guidelines, which could offset some of those expenses.
For Tenants:
Leasing historic properties in Dallas, Texas, might require a bit more patience than leasing brand-new homes.
For example, repairs might take longer than usual. Some parts are no longer made and need to be custom-ordered or repaired by hand. Ask your landlord about repair timelines and whether they use general contractors or preservation specialists so you know what to expect.
It’s also important to be aware of your rights. In most cases, landlords are still responsible for structural repairs and major systems, even if they’re historic. This includes HVAC, electrical, roofing, plumbing, and anything related to the home’s livability. Sometimes, landlords can limit certain changes, like drilling or fixture installation, to preserve the home. These restrictions must be reasonable and usually appear in the lease.
Finally, be aware that what’s considered “normal wear and tear” in a historic home can differ from the meaning in a newer property. Expect minor cracks, sticky windows, or uneven floors, and be sure to document these conditions at move-in to avoid being charged for damages later.
3. Modern Amenities May Be Limited
For Landlords:
Many historic homes lack central HVAC, in-unit laundry, or grounded outlets. Upgrades like mini-split systems for climate control, vintage lighting with upgraded wiring, and re-plumbing bathrooms while keeping original tile intact can improve livability without altering the home’s character.
In districts like Tenth Street or La Vista Court, older layouts and delicate materials can make full-scale renovations complicated. To avoid unmet tenant expectations, be clear in your listing about what has been updated and what will remain original.
For Tenants:
Before signing the lease, ask what systems have been updated. Does the home have central air or window units? Are the outlets updated? Where is the laundry located? Is there a dishwasher? If a home’s charm outweighs its modern comforts, be sure you’re okay with the trade-offs.
4. Pricing and Demand Can Vary
For Landlords:
Historic homes often attract renters looking for something different, but pricing should match condition and livability. A well-maintained home in State Thomas or Lake Cliff can still rent above market, but only if systems are updated without sacrificing character. To price competitively, compare your home by square footage, age, restoration quality, updates, and proximity to amenities like dining and transit.
Marketing to renters who appreciate historic charm (vs. modern luxury) will help you find tenants who value the home’s character and will treat it well. To attract the right people, highlight the home’s history, use high-quality photos that show architectural details, state which systems have been modernized, and market through channels that appeal to renters who care about these things.
For Tenants:
A historic home’s price should be based on more than curb appeal. Since there are no limits on how much rent a landlord can charge, you’ll want to determine whether the price is fair. Look for listings within the same district and ask about HVAC, plumbing, and electrical work. High rent without mentioning recent upgrades and in-person signs like peeling paint or uneven flooring are red flags.
In some neighborhoods, demand for historic rentals can shift seasonally or based on market trends. Areas like State Thomas and the West End draw steady interest due to their lifestyle perks, while quieter areas like Wheatley Place see more seasonal demand. Peak’s Suburban Addition and Wilson Block are gaining popularity as nearby restoration and development pick up.
5. Insurance and Liability Considerations
For Landlords:
Standard insurance may not cover restoration work. Look into specialized policies for historic properties that protect features like slate roofs, decorative woodwork, and antique fixtures. These typically cost more but offer better protection.
Liability coverage is equally important, especially for older properties with safety concerns like steep stairs or uneven flooring. To reduce the risk of tenant injury, address foundation concerns early on and ensure smoke detectors are installed on every level. If the property was built before 1978, federal law requires disclosure of any known lead-based paint hazards.
For Tenants:
Leasing historic properties in Dallas, Texas, requires some additional effort from renters, too.
For example, renters insurance is important in any home, but especially in historic homes. Older plumbing or wiring increases the risk of leaks and electrical issues, and a renters policy can cover your belongings and temporary housing if repairs are needed. Check your lease for clauses related to mold, asbestos, or structural concerns. These issues come up more often in older homes, and it’s helpful to know who’s responsible for what.
Wrapping Up: Everything You Need to Know About Leasing Historic Properties in Dallas, Texas
Successfully leasing historic properties in Dallas, Texas means appreciating the experience while also understanding the challenges. For landlords, it requires thoughtful upgrades and close attention to city regulations. For tenants, it means asking the right questions and treating the home with care. While living in or managing a historic home can be rewarding, it’s essential to be prepared. Remember:
- Historic designations come with strict preservation rules
- Repairs can be complex
- Modern amenities aren’t guaranteed
- The price should reflect the condition and updates
- Insurance is crucial for both parties and responsibilities should be clear
If you’re thinking about leasing historic properties in Dallas, Texas, reach out to an experienced property management company like Evernest. Our trusted team understands the ins and outs of managing these unique homes and can help you browse available historic rentals or list your own.
