Planning a quick paint job, new fence, or solar panels on your Heights home and wondering if you need approval first? You are not alone. In Houston Heights, the rules change depending on your location, the visibility of the work from the street, and whether the change alters historic character. This guide shows you when a Certificate of Appropriateness is required, what routine work is exempt, and which other City permits still apply. Let’s dive in.
Start here: Are you in a Heights historic district?
If your property sits in Heights East, Heights West, or Heights South, exterior changes may be subject to City historic rules. Use the City’s map to confirm your address and whether your structure is listed as contributing or noncontributing in the district inventory. The map is published under the Heights district boundaries.
- Check your district status: Heights historic districts and boundaries
When you need a Certificate of Appropriateness
If your project changes exterior design, materials, texture, profile, or features that are visible from the street, you likely need a Certificate of Appropriateness, also called a COA. The Houston Archaeological and Historical Commission reviews COA applications, and some minor items can be approved administratively by staff.
- Learn the COA basics and process: City of Houston COA guidance
Common projects that usually require a COA
- Replacing original siding with a different material, such as vinyl or stucco.
- Changing window design or material, or adding new openings.
- Altering front porches or the front elevation.
- Additions, new construction on a historic lot, and demolition or relocation of contributing structures.
Routine work that is typically exempt from a COA
Ordinary maintenance that does not change design or materials is often exempt. Examples include:
- Painting non-masonry surfaces, or repainting previously painted masonry.
- In-kind reroofing that does not change shape or pitch.
- Adding gutters, storm windows or doors, window screens, and porch fans or light fixtures.
- Installing HVAC equipment and most landscaping that does not alter the character as seen from the street.
- Building typical residential fences, removing satellite dishes or antennae, and certain accessibility ramps.
- Installing solar panels on the rear half of the roof.
Review the City’s exemptions before you start: Historic Preservation Manual, Alterations and Exemptions
Important: “Exempt from COA” does not mean “no permits.” You may still need building, right of way, tree, or floodplain approvals. The COA page explains this distinction under process and exemptions: COA overview and exemptions
Other approvals that may still apply
Even when a COA is not required, you may need one or more City permits. Check these before you schedule work.
Building and trade permits
Many structural repairs and replacements need permits. Electrical, mechanical, or plumbing work also requires trade permits. Some approved historic projects qualify for a 50 percent discount on building permit fees. See permitting guidance at the Houston Permitting Center.
- Start with the Permitting Center: Residential permitting and plan review
Driveways, sidewalks, and right of way
Replacing or adding driveways, sidewalks, curb cuts, or any work in the public right of way requires City review and permits through the Office of the City Engineer.
- Requirements and applications: Right of Way permits
Trees and Urban Forestry
Removing or trimming trees located in the right of way or in protected setback areas typically requires approval from Urban Forestry. Routine landscaping on private property usually does not need a tree permit.
- Street tree rules and permits: Urban Forestry
Floodplain and fences
If your lot is in a floodplain or floodway, expect additional design and permit requirements. For fences, typical residential wood or metal fences under 8 feet usually do not need a building permit, but masonry fences or taller fences do. Some properties may also fall under county rules for certain conditions.
- See fence guidance: Harris County fence permitting overview
Deed restrictions and neighborhood input
Deed restrictions in the Heights are private covenants that can be stricter than City rules. They are separate from historic regulations, and the most restrictive rule controls. The Houston Heights Association maintains resources and hosts a Land Use Committee that offers informal reviews. Many owners present early designs to reduce friction and spot deed issues before submitting to the City.
- Neighborhood resources: HHA Land Use Committee
How to navigate the process
Follow this simple checklist before you start any exterior project.
- Confirm your status
- Use the City’s Heights boundary map to verify district and contributing status.
- Talk to City staff early
- Contact the Houston Office of Preservation for pre-design guidance and to confirm if a COA is needed. Phone 832-393-6556 or email [email protected].
- Review deed restrictions
- Check your title documents and available neighborhood resources. Consider a courtesy review with the HHA Land Use Committee for larger changes.
- Identify other permits
- Confirm building or trade permits, right of way approvals, tree permits, and any floodplain requirements with the Houston Permitting Center.
- Prepare a complete submittal
If a COA is required, gather photos, measured drawings, material specs, and any historic images. For Commission review, submit by noon at least 22 days before the monthly HAHC meeting.
COA deadlines and meetings: HAHC schedule and procedures
Timing, incentives, and enforcement
Timeline: Administrative reviews are faster. Projects that go to the Commission follow a monthly schedule, so plan around the 22-day deadline before the meeting.
Incentives: If your project earns a COA, you may receive a 50 percent discount on building permit fees and may qualify for City historic tax incentives. Details are on the City’s COA page.
Enforcement: Doing work that needs a COA without approval can trigger a Stop Work Order, fines, and an order to restore previous conditions. An appeals process is available through the Historic Preservation Appeals Board.
Program details: COA process, incentives, and enforcement
Quick examples: what to expect
- Painting a wood porch or repainting painted brick: Exempt from COA in most cases. Check deed restrictions for any color rules.
- Replacing windows: Like-for-like may be eligible for administrative approval. Changing design or material on a contributing structure usually needs a COA.
- Reroofing: In-kind replacement that does not change shape or pitch is typically exempt. Changing roof form or material often triggers review and permits.
- Fences: COA is generally not required for typical residential fences. Masonry or taller fences may require building permits and additional review.
- HVAC and condensers: Usually exempt from COA, but you still need to meet setback, screening, and trade permit rules.
- Solar panels: Rear roof placement is typically COA-exempt. Panels visible from the primary street may require review, and separate electrical permits apply.
Ready to simplify your next project and protect your resale value in Houston Heights? Get local guidance that balances compliance and design. Reach out to The Silva Group for a quick plan and timeline.
FAQs
Do I need a COA to repaint my Heights home?
- Painting non-masonry surfaces or repainting previously painted masonry is generally exempt from a COA, but confirm other permits or deed restrictions before you begin.
How do I check if my home is contributing in a Heights district?
- Look up your address on the City’s Heights district map and inventory, then confirm contributing status and visibility from the street to understand review standards.
Can I build a new front fence in the Heights without approval?
- A COA is typically not required for fence construction, but masonry or tall fences may need building permits and right of way clearance, and deed restrictions can still control.
What happens if I start work without a required COA?
- The City can issue a Stop Work Order, levy fines, and require you to restore the prior appearance, with appeals available through the Historic Preservation Appeals Board.
How long does a COA take in Houston Heights?
- Administrative approvals can be quick, while Commission items follow a monthly meeting cycle with a 22-day pre-meeting submission deadline.
Are solar panels allowed on historic homes in the Heights?
- Panels placed on the rear half of the roof are typically exempt from a COA, but visible panels may require review, and electrical permits still apply.
