Your 1920s bank building just made the Kansas City Register of Historic Places. Congratulations—now don't blow your 20% federal tax credit by using the wrong stone restoration contractor.
If you own or manage a historic building in Kansas City with marble, terrazzo, or other natural stone features, you're sitting on architectural gold. But when it comes time to restore those beautiful stone surfaces, you're also navigating a complex web of federal preservation standards, state historic preservation office (SHPO) reviews, and tax credit requirements.
As a stone restoration specialist with over 30 years of experience working on Kansas City's historic buildings—including government facilities like Fort Leavenworth Chapel and numerous buildings on the National Register—I've seen firsthand how the right restoration approach preserves history AND qualifies for tax credits, while the wrong approach can disqualify thousands of dollars in federal incentives.
⚠️ The Tax Credit Reality
The Federal Historic Rehabilitation Tax Credit provides a 20% tax credit on qualified rehabilitation expenditures for income-producing historic buildings. However, work must meet the Secretary of the Interior's Standards for Rehabilitation. Non-compliant stone restoration can disqualify your entire project—not just the stone work—from tax credit eligibility.
Understanding the Secretary of the Interior's Standards
The Secretary of the Interior's Standards for Rehabilitation consist of 10 basic principles designed to promote historic preservation while allowing buildings to be adapted for contemporary use. For stone restoration work, several standards are particularly critical:
Key Standards for Stone Restoration:
- Standard 2: The historic character of a property shall be retained and preserved.
- Standard 5: Distinctive features, finishes, and construction techniques shall be preserved.
- Standard 6: Deteriorated historic features shall be repaired rather than replaced. When replacement is necessary, new material should match the old.
- Standard 9: New additions and alterations shall not destroy historic materials or features.
- Standard 10: New work shall be done in such a manner that it could be removed without damage to historic materials.
What Triggers Secretary of Interior Review for Stone Work?
Not all historic buildings require federal review, but if you're in any of these situations, your stone restoration work will be scrutinized:
- Federal Historic Rehabilitation Tax Credit Applications: Any building listed on the National Register (or contributing to a National Register district) where the owner is seeking the 20% federal tax credit.
- State Historic Preservation Tax Credits: Missouri offers a 25% state tax credit for income-producing properties (complementing the federal credit for a combined 45% benefit).
- Federal Agency Projects: Work on federal buildings or projects receiving federal funding must comply with Section 106 of the National Historic Preservation Act.
- Local Historic District Requirements: Kansas City's local historic districts may have additional review requirements through the Historic Preservation Commission.
- Certified Local Government Review: Projects in areas designated under the Certified Local Government program.
The 3 Stone Restoration Methods That DON'T Qualify
Here's where many building owners and contractors go wrong. These common restoration approaches will disqualify your tax credit application:
❌ 1. Surface Wax Coating or Topical Sealers
The Problem: Applying thick wax coatings or inappropriate topical sealers to historic marble or terrazzo fundamentally changes the appearance and character of the stone.
Why It Fails Review: Violates Standard 5 by altering the original finish and Standard 9 by introducing non-reversible modern materials that change the stone's appearance. High-gloss wax coatings make historic matte marble look plastic and artificial.
❌ 2. Epoxy Fills That Don't Match Original Material
The Problem: Using modern epoxy fillers that are the wrong color, texture, or sheen, or that are overly conspicuous in the historic stone.
Why It Fails Review: Violates Standard 6's requirement that repairs match the character of the original material. Bright white epoxy in aged cream marble or glossy fills in honed stone immediately flags non-compliant work.
❌ 3. Aggressive Grinding That Removes Historic Patina
The Problem: Over-grinding stone surfaces to remove decades of natural aging, patina, or slight unevenness that are part of the building's character.
Why It Fails Review: Violates Standard 2 by removing the historic character and Standard 5 by destroying distinctive finishes. That soft patina on 1920s marble IS the historic character. Making it look brand-new defeats preservation goals.
Compliant Stone Restoration Techniques That Preserve AND Qualify
So what DOES meet the standards? Here are the restoration approaches that preserve historic character while addressing deterioration:
✓ 1. Gentlest Means Cleaning
The Approach: Start with the mildest cleaning method (pH-neutral cleaners, soft brushes) and only increase intensity if absolutely necessary. Document the decision-making process.
Why It Works: Preserves historic patina and finish while removing only harmful soiling. Meets Standard 5's requirement to preserve distinctive finishes.
✓ 2. Minimal-Intervention Honing
The Approach: Remove only enough material to address damage (scratches, etching, stains) without eliminating the natural aging and character. Preserve the historic sheen level.
Why It Works: Repairs deterioration (Standard 6) while retaining historic character (Standard 2). If the original was honed matte, don't polish it to high-gloss.
✓ 3. Color-Matched, Minimal Repair Fills
The Approach: Use specialized stone repair compounds that precisely match the original stone's color, texture, and finish. Fills should be nearly invisible and limited to structural necessity.
Why It Works: Meets Standard 6's requirement that repairs match the character of original materials. Proper color matching ensures repairs don't call attention to themselves.
✓ 4. Dutchman Repairs for Significant Damage
The Approach: For severely damaged areas, cut out the deteriorated section and patch with matching stone material (Dutchman patch) rather than using synthetic fillers.
Why It Works: Uses like materials for like (Standard 6). When done skillfully, Dutchman repairs preserve the integrity of historic stone features.
✓ 5. Breathable, Penetrating Sealers (When Appropriate)
The Approach: If sealing is necessary for protection, use penetrating sealers that don't change the appearance or create a surface film. Not all historic stone should be sealed.
Why It Works: Protects stone without altering appearance (Standard 9). Breathable sealers allow moisture vapor transmission, preventing damage.
Special Considerations for Marble vs. Terrazzo in Historic Buildings
Historic Marble Restoration
Kansas City's early 20th-century buildings feature stunning marble varieties: Tennessee Pink marble (like at Fort Leavenworth), Italian Carrara, Vermont marble, and Missouri Stone City marble. Key preservation considerations:
- Preserve Natural Veining: Don't try to "fix" or fill natural veining patterns—they're part of the stone's character
- Match Historic Finish: Most early 20th-century marble was honed matte or semi-polished, not high-gloss
- Respect Color Variation: Natural color variations between stones are historic; don't try to "even out" colors
- Original Tooling Marks: Some historic marble has subtle tooling marks from hand-finishing—preserve these
Historic Terrazzo Restoration
Kansas City's Art Deco and early modernist buildings showcase magnificent terrazzo floors—custom aggregates, divider strips, and intricate patterns. Preservation priorities:
- Preserve Brass/Zinc Divider Strips: Original metal divider strips are character-defining features; don't replace with plastic or remove
- Match Custom Aggregate: Historic terrazzo often used local aggregates; repairs must match color, size, and composition
- Retain Design Patterns: Geometric patterns and borders are integral to the design—preserve boundaries and color fields
- Historic Matrix Color: The cement matrix color is as important as the aggregate—match exactly
Documentation Requirements for Tax Credit Applications
If you're pursuing federal or state historic tax credits, your stone restoration documentation must be thorough. The Missouri State Historic Preservation Office (SHPO) and National Park Service review applications closely. Here's what you need:
Before Work Begins:
- ✓ Detailed photographs of all stone surfaces (overall and close-up condition shots)
- ✓ Written condition assessment documenting deterioration
- ✓ Proposed treatment methodology with justification for each approach
- ✓ Product specifications for any fillers, sealers, or cleaning agents
- ✓ Qualifications of restoration contractor (experience with historic projects)
During Work:
- ✓ Progress photographs at key stages
- ✓ Documentation of any unforeseen conditions or changes to approach
- ✓ Test panel documentation (if testing cleaning or restoration methods)
After Completion:
- ✓ Final condition photographs showing completed work
- ✓ Description of actual work performed
- ✓ Any deviations from proposed approach with justification
- ✓ Maintenance recommendations for ongoing care
💡 Pro Tip: Submit Part 2 Application Early
For Federal Historic Tax Credits, submit your Part 2 application (describing proposed work) BEFORE starting. SHPO review can catch potential compliance issues before you spend money on non-qualifying work. The review process takes 30-60 days, so plan accordingly.
Case Study: Fort Leavenworth Chapel Tennessee Pink Marble Restoration
One of our most significant historic restoration projects exemplifies compliant stone restoration on a federal historic property: the Fort Leavenworth Memorial Chapel.
Project Details:
- Property: Memorial Chapel, Fort Leavenworth (National Register listed)
- Material: Tennessee Pink marble (historically significant regional stone)
- Condition: Surface scratching, water staining, loss of original honed finish
- Compliance: Section 106 review (federal property)
Our Approach:
- Condition Documentation: We photographed and documented all marble surfaces, noting that the original finish was honed semi-matte, not polished.
- Test Panels: Before starting, we created test panels showing three different restoration approaches, allowing the preservation team to select the most appropriate treatment.
- Gentlest Means Cleaning: Started with pH-neutral cleaners and soft brushes to remove soiling without disturbing the historic patina.
- Minimal Honing: Used fine diamond abrasives to remove only the damaged surface layer, carefully preserving the natural pink coloration and subtle variations in the stone.
- Historic Finish Matching: Restored the marble to its original honed semi-matte finish (not high-gloss), matching historic photographs from the chapel's construction.
- Documentation: Provided comprehensive before/during/after photography and detailed written report for federal preservation files.
Result:
The restored marble retained its historic character while addressing deterioration. The project met all federal preservation standards and serves as a reference for compliant marble restoration on historic properties.
Working with Kansas City's Historic Preservation Commission
If your building is in one of Kansas City's local historic districts, you'll also work with the city's Historic Preservation Commission in addition to any state/federal review:
Kansas City Local Historic Districts:
- • 18th & Vine
- • Columbus Park
- • Pendleton Heights
- • Quality Hill
- • Westport
- • Northeast Historic District
- • Various individual landmarks
Certificate of Appropriateness (COA) Process:
Exterior stone restoration in local historic districts typically requires a COA. The review focuses on:
- ✓ Whether proposed work preserves historic character
- ✓ Appropriateness of materials and methods
- ✓ Visual impact on the historic district
- ✓ Compatibility with Secretary of Interior Standards
Application Tips:
- • Submit detailed photos showing current condition
- • Include written scope of work with specific methods
- • Provide contractor qualifications and experience
- • Allow 4-6 weeks for review and approval
- • Attend the public hearing to answer questions
Vetting Your Stone Restoration Contractor for Historic Work
Not all stone restoration contractors understand historic preservation requirements. When you're working on a tax credit project or historic building, ask potential contractors these questions:
1. "Have you worked on National Register-listed buildings before?"
What you're looking for: Specific project examples with verifiable references. Experience with tax credit projects is a huge plus.
2. "What's your approach to matching historic finishes?"
What you're looking for: Understanding that historic stone wasn't always high-gloss. They should mention test panels and finish matching.
3. "How do you document your work for SHPO review?"
What you're looking for: Familiarity with preservation documentation requirements. They should offer comprehensive photography and written reports.
4. "Can you provide references from architects or preservation consultants?"
What you're looking for: Established relationships with the preservation community. Architects working on historic projects know which contractors understand the standards.
5. "What's your experience with [specific material]?"
What you're looking for: Specific knowledge about the type of stone in your building (terrazzo, marble, limestone, etc.) and period-appropriate techniques.
🚩 Red Flags to Watch For:
- • "We'll make it look brand new!" (That's the opposite of preservation)
- • No experience with historic properties or tax credit projects
- • Doesn't ask about the building's historic status or significance
- • Suggests approaches that would alter character (coating, aggressive grinding)
- • Can't provide documentation or references from preservation projects
The Financial Impact: Tax Credits vs. Compliance Costs
Let's talk numbers. Is it worth the extra effort to ensure compliant stone restoration?
Example: 5,000 sq ft Historic Building Rehabilitation
Project Costs:
- Total Qualified Rehabilitation Expenditures: $500,000
- Stone Restoration (1,000 sq ft marble/terrazzo): $12,000
Tax Credit Scenario A: Compliant Restoration
- Federal Historic Tax Credit (20%): $100,000
- Missouri State Tax Credit (25%): $125,000
- Total Tax Credits: $225,000
- Net Project Cost: $275,000
Scenario B: Non-Compliant Stone Restoration
- Stone work disqualifies entire project from tax credits
- Federal Historic Tax Credit: $0
- Missouri State Tax Credit: $0
- Net Project Cost: $500,000
- Loss due to non-compliance: $225,000
The cost difference between compliant and non-compliant stone restoration? Typically $1-3 per square foot. Losing your tax credits because of improper stone work? $225,000 in this example.
Common Stone Restoration Challenges in Kansas City Historic Buildings
Based on three decades of working on Kansas City's historic properties, here are the most common stone issues we encounter and how to address them compliantly:
Water Damage and Staining
Common in: Lobbies, entryways, around windows and historic radiators
Compliant approach: Identify and address moisture source first. Use poulticing to draw out stains (gentlest means). Only hone if poulticing fails. Document all attempts.
Worn Terrazzo Divider Strips
Common in: High-traffic corridors, lobby floors
Compliant approach: Clean and preserve original brass/zinc strips whenever possible. If replacement is necessary, match original profile, width, and material exactly. Document why replacement was required.
Acid Etching on Marble
Common in: Kitchenettes, bathrooms, bar areas (from acidic cleaning products or spills)
Compliant approach: Light honing to remove etch marks, followed by restoration to historic finish level. Provide maintenance guidance to prevent future etching.
Cracks from Building Settlement
Common in: Structural marble elements, floor slabs
Compliant approach: Address structural issues first. Fill cracks with color-matched epoxy or perform Dutchman repairs for severe damage. Maintain visibility of repair locations (repairs should be nearly invisible but not falsify history).
Previous Improper Coatings
Common in: Buildings that had maintenance work in the 1970s-1990s
Compliant approach: Remove non-historic coatings using appropriate strippers and mechanical means. Restore to original finish. Document removal process and justification.
Need Compliant Historic Stone Restoration?
30+ years of experience with Kansas City's historic buildings
At Integrity Stone Restoration, we understand both the technical requirements of stone restoration AND the preservation standards required for tax credit projects. Our work has been reviewed and approved by SHPO, federal preservation officers, and Kansas City's Historic Preservation Commission.
- ✓ Experience with National Register properties
- ✓ Federal facility clearance (Fort Leavenworth, federal buildings)
- ✓ Documentation for tax credit applications
- ✓ References from preservation architects and consultants
Phone: (816) 918-0135 | Email: kcstoneguy538@gmail.com
Additional Resources for Historic Stone Restoration
Federal Resources:
- • National Park Service: Technical Preservation Services (historic tax credit program administration)
- • Secretary of Interior's Standards: Full text and technical guidelines
- • Preservation Briefs: Especially #40 (stone cleaning) and #42 (marble maintenance)
State Resources:
- • Missouri State Historic Preservation Office (SHPO): Tax credit applications and review
- • Missouri Preservation: Non-profit advocacy and technical assistance
Local Resources:
- • Kansas City Historic Preservation Office: Local district COA applications
- • Kansas City Preservation Alliance: Education and advocacy
- • Kansas City Chapter, AIA: Preservation architect referrals
Frequently Asked Questions
Do all buildings on the National Register require compliance with Secretary of Interior Standards?
No. Listing on the National Register doesn't automatically trigger compliance requirements. However, if you're seeking federal or state tax credits, receiving federal funding, or the property is federally owned, then compliance is required.
Can I do the work first and apply for tax credits later?
No. You must submit your Part 2 application (describing proposed work) and receive approval before starting substantial work. Work completed before approval won't qualify for tax credits.
What if SHPO rejects my stone restoration approach?
SHPO typically provides feedback on how to modify your approach to meet standards. Work with your contractor and preservation consultant to revise the proposal. It's much easier to adjust plans before work begins than to fix non-compliant work after completion.
How long does the tax credit review process take?
Missouri SHPO reviews typically take 30-60 days. For projects requiring National Park Service review (federal credits), add another 30-60 days. Build this timeline into your project schedule.
Does compliant stone restoration cost more than regular restoration?
Minimally. The main difference is documentation, appropriate materials, and contractor expertise—typically adding $1-3 per square foot. This is negligible compared to the tax credit benefits (potentially 45% of total project costs in Missouri).
What happens if non-compliant stone work disqualifies my project?
If SHPO or NPS determines that stone restoration doesn't meet the Standards, you may need to remove and redo the work before the project qualifies for tax credits. In some cases, the entire project can be disqualified. This is why using an experienced contractor is critical.
Conclusion: Preservation + Tax Credits = Win-Win
Restoring historic stone surfaces in Kansas City buildings doesn't have to be a compliance minefield. When you understand the Secretary of the Interior's Standards and work with experienced contractors who know how to apply them, you can achieve beautiful results that:
- ✓ Preserve the historic character that makes your building special
- ✓ Qualify for substantial federal and state tax credits
- ✓ Address deterioration and extend the life of stone features
- ✓ Enhance property value and marketability
- ✓ Contribute to Kansas City's architectural heritage
The key is planning ahead, documenting thoroughly, and choosing contractors who understand that historic preservation isn't about making old buildings look new—it's about respecting their history while ensuring they remain functional for generations to come.
Whether you're restoring a National Register-listed downtown office building, rehabilitating an Art Deco theater with terrazzo floors, or maintaining marble features in a historic government facility, compliant stone restoration protects both your investment and Kansas City's architectural legacy.