Love the charm of Dexter’s older homes but worry updates might erase what makes them special? You’re not alone. Owning a vintage house means balancing comfort and safety with the character that drew you in. In this guide, you’ll learn how to plan improvements, navigate permits and incentives, and choose smart upgrades that protect your home’s story. Let’s dive in.
What makes Dexter homes unique
Dexter’s history is a point of pride. Places like Gordon Hall and the village streetscape reflect a long tradition of craftsmanship and community. For local context and inspiration, the Dexter Area Historical Society is a great starting point.
The City’s 2023 zoning update uses a form-based approach in downtown and village neighborhoods to maintain scale and compatible design. If your project affects the exterior, expect standards focused on fit and character. You can review the city’s approach through the form-based zoning update.
Start here: permits, reviews, safety
Before you pick paint colors or order windows, map out the rules and health basics.
Permits and local reviews
Many projects need a building permit, inspections, and zoning sign-off. This includes structural work, major exterior changes, mechanicals, plumbing, and electrical. Check requirements early with Washtenaw County Building Inspection so you can plan your timeline and budget.
When historic review applies
If your home is listed individually, sits in a historic district, or you plan to use tax credits, your exterior work will likely be reviewed for consistency with preservation standards. Confirm status and next steps with Washtenaw County Historic Preservation and use the Secretary of the Interior’s Standards as your guide. You can review those Standards for Rehabilitation anytime.
Plan for lead and asbestos
Pre-1978 homes often contain lead-based paint. Window work, sanding, and demolition can disturb it. Contractors must follow EPA lead-safe practices. Learn the basics through the EPA Renovation, Repair and Painting program. If you suspect asbestos in old flooring or insulation, arrange testing before disturbance.
Update without losing character
Follow a simple framework: identify what defines your home’s character, repair first, replace in kind if needed, and make new work compatible and reversible.
Windows: comfort without compromise
Original wood windows can often be repaired to perform well.
- Repair sash, reglaze, add weatherstripping, and replace cords. Pair with interior or exterior storms for a big efficiency boost.
- Use NPS window guidance to decide if repair or replacement fits your case. See the NPS window evaluation guide.
- If replacement is unavoidable, match size, operation, and muntin profiles on street-facing sides. Add storms to support performance and longevity.
Porches, trim, and siding
Your porch columns, railings, beadboard ceilings, and wood siding create depth and rhythm.
- Repair wood elements where possible. If replacement is required, replicate profiles and materials on visible elevations.
- Avoid full vinyl or aluminum wrap on primary elevations, since it can hide trim and change shadow lines.
- Keep corner boards, window casings, and siding exposure consistent to preserve scale.
Roofs and chimneys
Protect the silhouette. Keep roof lines, eave depth, and cornice details. When roofing must be replaced, choose materials that visually match color and scale. Maintain flashing and repair chimneys rather than rebuild when feasible.
Energy and comfort upgrades
Start with the least invasive work for the biggest gains.
- Air seal gaps and penetrations, then insulate the attic and basement or crawlspace.
- Be cautious with wall cavity insulation, which can trap moisture in historic walls. Review NPS advice on insulating historic buildings before drilling or spraying.
- For HVAC, consider mini-splits, small-duct high velocity, or multi-zone heat pumps to reduce the need for large chases and soffits.
Accessibility and safety
Add features like handrails, better lighting, and smoke/CO detectors in ways that are reversible and discreet from the street. Coordinate with building officials for safe egress and code compliance.
Money and incentives: budget smarter
Window restoration can range from a few hundred dollars to around $1,500 per window depending on condition and scope. Custom millwork for trim or porches is often pricier than off-the-shelf parts. The fastest comfort and efficiency gains usually come from air sealing and insulation.
Tax credits in Michigan
- Federal Historic Rehabilitation Tax Credit: 20% credit for certified work, but generally only for income-producing properties. Learn the basics through the NPS tax credit overview.
- Michigan State Historic Preservation Tax Credit: offers a category for owner-occupied homes. Credits are limited and time-sensitive, and applications require approvals before construction. Check the current rules and timeline with MiPlace’s state historic tax credit program.
A simple Dexter homeowner checklist
- Document: Photograph all elevations and character details inside and out.
- Call local stewards: Reach out to the Dexter Area Historical Society and Washtenaw County Historic Preservation to confirm status and expectations.
- Confirm permits: Review zoning standards and permits with the city and Washtenaw County Building Inspection. If you are in a form-based district, check the Dexter zoning update.
- Address hazards: Plan lead-safe work and testing. Review the EPA RRP rules.
- Prioritize work: Start with air sealing, attic and basement insulation, roof and flashing repairs, and window repair plus storms. Use the Standards for Rehabilitation to guide choices.
- If using tax credits: Get Part 1 and 2 approvals from SHPO before you begin. See the MiPlace tax credit program.
Common pitfalls to avoid
- Replacing original windows with out-of-scale units that change sightlines.
- Covering wood siding and trim on primary elevations with vinyl or aluminum.
- Starting work without required permits or historic review, which can jeopardize incentives.
- Filling wall cavities without moisture evaluation, which can cause hidden decay.
- Ignoring lead-safe practices during paint or window work.
Local resources to keep handy
- Dexter Area Historical Society: local context and connections. dexterhistory.org
- Washtenaw County Historic Preservation: mapping, districts, and guidance. washtenaw.org/641/Historic-Preservation
- Washtenaw County Building Inspection: permits and plan review. washtenaw.org/buildinginspection
- Secretary of the Interior’s Standards: your decision framework. NPS Standards
- Michigan State Historic Tax Credit: owner-occupied category details. MiPlace program
If you are buying or updating a historic house in Dexter, you deserve a plan that protects your home’s character and your budget. For local guidance on what to update, when to permit, and how to position a historic home for resale, reach out to Demetrius Traylor for a friendly, straightforward conversation.
FAQs
Do I need historic review for exterior changes in Dexter?
- If your home is listed or in a historic district, or you seek tax credits, exterior work often requires review for consistency with the Standards. Start with Washtenaw County Historic Preservation to confirm.
How can I improve efficiency without replacing original windows?
- Repair sash and weatherstripping, add interior or exterior storms, and air seal the house first. See the NPS window evaluation guidance for best practices.
What incentives can Dexter homeowners use for historic renovations?
- Owner-occupants can apply to Michigan’s state historic tax credit, which has limited annual allocations. Income-producing properties may qualify for the federal 20% credit. Review MiPlace’s program and the NPS federal credit basics and apply before work starts.
Do I need a permit to replace siding or rebuild a porch in Dexter?
- Yes, most exterior work such as siding replacement or porch reconstruction requires permits and inspections. Confirm steps early with Washtenaw County Building Inspection.
How do I handle lead paint when renovating a pre-1978 Dexter home?
- Use contractors trained in lead-safe work practices and plan containment and cleanup. The EPA RRP program outlines what to expect.
