The Belhaven and Belhaven Heights Historic Districts
and the Jackson Historic Preservation Ordinance
Frequently asked Questions
Q.
Is my property in the Belhaven/Belhaven Heights Historic District?
A.
Every residential property in Belhaven and Belhaven Heights is in the District, with only a few
exceptions (such as the Fortification Street overlay area). A small part of Belhaven college also is
included. For a map, see www.greaterbelhaven.com/bia
Q.
My house doesn’t look historic (or, it isn’t old). Is it still covered by the Historic Preservation
Ordinance (the “Ordinance”)? What about apartments?
A.
Yes—even the structures that are “non-contributing”, or that are new, are subject to the
Ordinance, as long as they are within the geographic boundaries of the district. Apartments are
included, too
Q.
How does being in the Historic District affect my property?
A.
Being in a Historic District protects our neighborhood’s distinctive architectural character,
provides a review process for exterior changes/renovations and new construction, and helps
stabilize and improve property values. It also helps protect historic structures from demolition,
including demolition “by neglect”. It also may entitle you to a tax abatement if you renovate
(see below)!
Q.
We’re planning to renovate our house in Belhaven/Belhaven Heights. What’s the first step we
should take?
A.
You may need a Certificate of Appropriateness (“COA”). Contact Mary Merck, who is serving as
an interim staff for the City’s Historic Preservation Commission (“HPC”) at 601-960-2006 to find
out whether you need a COA, and to learn how to apply for a COA and get approval. You can
also find the application form at www.greaterbelhaven.com/bia
Q.
What kinds of projects require a COA?
A.
A COA is required for almost all exterior changes to your house. Some examples include:
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Additions or exterior renovations, or new construction
Replacing the roof if you are changing the shape of the roof or the roofing material (for
instance, adding a gable; changing from tiles to shingle, or vice-versa);
Building or changing the size and shape of a deck, porch or garage;
Removing mature trees (larger than 6” in diameter);
Adding, removing or changing fences, driveways, railings or other architectural features.
Q.
What changes do NOT require a COA?
A.
None of these things require a COA:
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Routine maintenance (such as replacing a shingle roof with another shingle roof of same
color and design; repairing a porch column with another of the same material, shape
and size);
Changing paint color
Interior changes
Changes in the use of the property (these may require approval from the Zone
Commission, but the historic district ordinance does not affect zoning).
Q.
When I bought my house, it had shutters, which are not historically appropriate for the house.
Does the ordinance require that I remove non historic features
A.
No. The Ordinance does not require you to make changes to your house; but if you do make
changes you may need a COA.
Q.
Who decides whether I get a COA? What does it cost, and how long does it take?
A.
The HPC decides whether to issue a COA. Members of the HPC are volunteers, who are
appointed by the Mayor from each City Council Ward. The HPC reviews COA applications at
monthly meetings. Most can be approved at the HPC’s next meeting, and some can even be
approved by staff without being presented to the HPC at a scheduled meeting. Applying for a
COA costs $26.
Q.
What are the consequences of failing to get a COA?
A.
The HPC can issue a stop work order to halt unauthorized projects. And, property owners who
fail to comply with the historic district ordinance may be fined up to $1,000 per day.
Q.
I am about to submit and application for a COA to replace my porch. Do renovations or
additions have to be done in a certain style? What about new construction?
A.
No, but they should be appropriate for the style of the house and in the context of the
surrounding property. The HPC has Design Guidelines that may help—they aren’t mandatory,
but they include reference material, photos and other useful information. New construction is
covered, too. For a copy of the Design Guidelines or of the Ordinance, call 601-960-2006
Q.
How can going through the HPC’s review and COA process save me money?
A.
Just being in a historic distric has been shown to improve property values. Even better, the
Ordinance offers a financial incentive for rehabilitation and construction of buildings in a historic
district. Under the City’s Ad Valorem Tax Abatement program, your city taxes can be frozen at
the pre-rehabilitation assessed value for up to seven years. You must submit an application and
other documentation, including your COA and before and after pictures. For more information,
contact HPC staff at 601-960-2006.