Thinking about updating a home in Marietta’s historic districts and not sure where to start? You want to honor the character you fell in love with while moving your project forward without costly delays. The good news is that a clear path exists if you understand how design review works and what triggers approvals. In this guide, you’ll learn when you need a Certificate of Appropriateness, where to find the rules, and a step-by-step permit path so your renovation protects both history and value. Let’s dive in.
How Marietta’s historic review works
Marietta protects historic character through local zoning overlays and a Historic Preservation Commission that reviews certain exterior changes. If your property is inside a locally designated historic district, exterior work visible from the street likely needs design review.
Local vs. National Register
A property can be listed on the National Register of Historic Places, but that federal listing is largely honorific and tied to potential incentives. It does not by itself require local design review. Local historic designation within Marietta is what triggers oversight of exterior work visible from public ways.
Who reviews your project
Marietta’s Historic Preservation Commission handles major changes like additions, demolition, and new construction, while city preservation staff can approve routine, in-kind work at an administrative level. Building permits and inspections are separate and run through the City’s Building and Inspections division after design approval.
The standards used
Marietta relies on local Historic Preservation Design Guidelines and commonly references the Secretary of the Interior’s Standards for Rehabilitation. Your proposal is reviewed for compatibility with the district’s character, not just whether your materials are new or old.
Do you need a COA?
A Certificate of Appropriateness, or COA, is typically required for exterior changes visible from the street within local historic districts. If you are unsure, a quick call to city planning staff can save you time and rework.
Typical projects that need approval
- Additions and exterior expansions
- New infill construction and accessory structures
- Demolition, full or partial, of historic or contributing buildings
- Changes to porches, roofs, chimneys, and masonry
- Window and door replacements, especially if they change profiles or patterns
- Storefront work and signage in commercial areas
- Fences, retaining walls, driveways, and front-yard site features visible from the street
Often administrative or exempt
- Routine maintenance and minor repairs in-kind, such as replacing a few damaged shingles with matching shingles
- Repainting previously painted wood where you are not changing the appearance
- Small repairs that do not alter profiles or materials
Always verify your specific scope. Thresholds can differ by district and by the exact language in Marietta’s code and guidelines.
Elements that get extra scrutiny
- Windows: Repair is strongly preferred. Replacements often must match the original profiles, muntins, and operation. Vinyl units are frequently discouraged.
- Doors and storefronts: Keep original doors and display systems when possible, or replicate appropriately.
- Roofs: Profiles, materials, and visible features like dormers and chimneys are reviewed for compatibility.
- Porches: Porches are character-defining. Enclosing or removing them usually needs strong justification.
- Additions and new construction: New work should be compatible and clearly differentiated while remaining subordinate in scale.
- Demolition: High bar, especially for contributing structures. You may need to show hardship or lack of feasible alternatives.
- Site features: Fences, paving, and retaining walls visible from the street are often regulated.
- Mechanical and solar: Place HVAC, dishes, and solar in locations out of primary street view when possible. Street-visible solar often requires careful placement and review.
Where to find the rules and maps
- City of Marietta Planning and Zoning and Historic Preservation pages: COA applications, guidelines, staff contacts, and HPC meeting info
- Marietta Municipal Code: Historic preservation chapter and procedures
- City GIS and zoning maps: Confirm whether your property is inside a local historic overlay and which district applies
- City Building and Inspections: Separate building permit requirements and inspections
- Georgia State Historic Preservation Office: State guidance and information on eligibility for rehabilitation incentives
- National Park Service: The Secretary of the Interior’s Standards and technical briefs
If your home is near Marietta Square or in another local historic neighborhood, district-specific guidelines may provide extra detail on typical building types and streetscapes.
Your step-by-step permit path
Follow this practical roadmap before you sign contracts or order materials.
- Confirm overlay status
Use the city’s GIS or contact Planning to verify whether your property lies in a local historic district and to identify the district’s name.
- Review the rules
Read the district’s design guidelines along with the historic preservation chapter of the city code. Flag likely triggers and any listed exemptions.
- Schedule a pre-application consult
Speak with Historic Preservation staff. They can tell you whether your project is eligible for administrative approval or needs an HPC hearing and what materials you must submit.
- Prepare a complete COA application
Include a clear scope of work, existing and proposed site plans, elevations and scaled drawings, photos of the structure and streetscape, material samples or manufacturer specs, color swatches, contractor info, and structural reports if demolition or major changes are proposed. Clear before-and-after visuals reduce delays.
- Submit and pay the fee
Staff will check completeness. Incomplete applications are often deferred, which can push you to a later meeting date.
- Staff review and classification
Minor, in-kind work can be administratively approved. Major projects and discretionary items move to an HPC agenda. Public notice may be required for demolition or new construction.
- HPC hearing and decision
The Commission evaluates your proposal against the guidelines. Outcomes include approval, approval with conditions, denial, or deferral for more information. Public comment may be part of the process.
- Obtain building permits
After COA approval, apply for building permits with the City’s Building and Inspections division. This is a separate review focused on code compliance and may involve trade permits and plan checks.
- Inspections and follow-through
Keep your approved COA on site. Build what was approved. If conditions require a change, consult staff before deviating. Inspections occur as work progresses.
- Keep thorough records
Save your COA, drawings, and material specs. These documents support resale and help the next owner understand what was approved.
Typical timelines
- Administrative COA: a few days to a few weeks, depending on workload
- HPC-reviewed COA: plan for several weeks to a few months from application to final approval, depending on calendar and completeness
- Building permits: varies by project complexity and plan review cycles
Tips for buyers and owners
The right preparation helps you protect value, manage timelines, and avoid rework.
If you are buying in a district
- Confirm historic overlay status before you make an offer.
- Ask the seller for prior COA approvals and any documented alterations.
- Budget time for design review and possible material requirements when planning renovations.
If you are preparing a renovation
- Consult staff early and request feedback before finalizing plans.
- Work with preservation-minded architects and contractors who know Marietta’s process.
- Preserve original materials when feasible and document existing conditions with photos.
- Aim for reversible solutions that do not damage historic fabric.
Incentives overview
- Federal and state rehabilitation tax credits typically apply to certified rehab of income-producing properties. Owner-occupied single-family homes are usually not eligible.
- Local grants or façade programs may exist periodically through the city or nonprofits. Check with Planning and local preservation groups for current offerings.
Avoid common pitfalls
- Assuming National Register listing alone triggers review. Local designation is what matters for permits.
- Underestimating review time and scheduling contractors too early.
- Hiring vendors unfamiliar with historic requirements, leading to replacement when repair was preferred.
- Doing work without approvals, which can result in stop-work orders, fines, or costly restoration.
Appeals and enforcement
If your COA is denied, the city code outlines how to appeal and any timelines involved. You may also be able to request variances or waivers where allowed. The City enforces compliance through stop-work orders, fines, and orders to restore noncompliant work. For complex or potentially controversial designs, consider a conceptual review with staff before you invest in full drawings.
Quick COA prep checklist
- Property is confirmed inside a local historic district
- You reviewed district guidelines and the preservation chapter of the code
- Pre-application conversation with preservation staff completed
- Clear scope, scaled drawings, and current photos assembled
- Material samples, specs, and color swatches included
- If applicable, structural reports for demolition or major changes attached
- Application form complete and fee ready
Ready to plan your next step?
Whether you are buying near Marietta Square or preparing a thoughtful exterior update, a clear plan will protect your home’s character and your timeline. If you want local guidance on how historic review could affect your purchase or renovation plan, connect with a trusted advisor who understands both process and resale. Reach out to Erin Olivier to talk through your goals or tap the site’s tools to Get Your Instant Home Valuation.
FAQs
What is a Certificate of Appropriateness in Marietta?
- A COA is the city’s design approval required for many exterior changes visible from public streets within local historic districts.
How do I check if my home is in a local historic district?
- Contact City of Marietta Planning or use the city’s GIS and zoning maps to confirm overlay status and the applicable district.
Do I need a COA to replace windows in a Marietta historic district?
- Often yes if the windows are visible from the street, and replacements typically must match original profiles, muntins, and operation.
How long does COA approval take in Marietta?
- Administrative approvals can take days to weeks, while HPC-reviewed cases generally take several weeks to a few months depending on schedules and completeness.
Can I install solar panels on a historic home in Marietta?
- Solar may be allowed, especially when placed out of primary street view; street-visible installations often require careful placement and design review.
What happens if I do work without approval in a historic district?
- The City can issue stop-work orders, fines, and require you to restore noncompliant work, which can be costly and affect resale.
Do I need approval to repaint my home?
- Repainting in the same color is often considered maintenance, but changes in color or painting previously unpainted masonry may require review, so verify with staff.
