How Building Ratings Shape Exterior Work, Demolition, and Tax Credits for New Orleans Buyers and Owners
THE DOUGLAS ADAMS EDITORIAL SERIES
Market Insight • Property Strategy • New Orleans & Mississippi
Updated October 2026
Quick Answer
In New Orleans, “contributing” is a rating that says a building adds to the historic character of its district. Outside the French Quarter, the Historic District Landmarks Commission rates buildings as Significant, Contributing, or Non-Contributing. In the French Quarter, the Vieux Carré Commission uses its own color ratings. In a local historic district, the rating affects how exterior work and demolition are reviewed. In a National Register district, contributing status matters mainly for historic tax credits and projects that use federal money. Before you buy, confirm the rating and the review rules for the specific property with the commission that governs it.
What Does “Contributing” Mean for a New Orleans Building?
A contributing building is one that helps tell the story of its district. The HDLC Design Guidelines define three ratings for properties under its jurisdiction:
Significant: resources of national importance or of major state, regional, or local significance.
Contributing: resources that are integral components of the city because they are historically or architecturally significant.
Non-Contributing: resources that are not historically or architecturally significant.
The guidelines explain that these ratings reflect a property’s significance and determine what is permitted in a historic district or at a landmark. In practice, a Significant or Contributing rating means the commission will look closely at any change that would alter the building’s historic character.
The word also has a federal meaning. Under the National Register of Historic Places, a contributing building is one that adds to the historic associations, historic architectural qualities, or archeological values for which a district is significant, because it was present during the period of significance, relates to that significance, and retains historic integrity. The same word, used by two different systems, can lead to confusion, which is why the next question matters.
What Is the Difference Between a Local Historic District and a National Register District?
A local historic district is regulated. A National Register district, for a private owner, generally is not.
In New Orleans, local historic districts are administered by the Historic District Landmarks Commission, which works through two commissions: the Central Business District HDLC, with jurisdiction inside the CBD, and the New Orleans HDLC, with jurisdiction over all other local historic districts and landmarks outside the CBD and the French Quarter (HDLC Design Guidelines). The city’s historic districts map lists districts from Algiers Point to the Warehouse District. The French Quarter is separate and falls under the Vieux Carré Commission.
The National Register is a federal list maintained by the National Park Service. According to the National Register FAQ, listing places no restrictions on what a non-federal owner may do with their property, up to and including demolition, unless the project receives federal assistance such as funding or permitting. Owners remain subject to local laws and ordinances.
Many New Orleans properties sit in both kinds of district. When they do, the local rules govern what you may do to the exterior, and the National Register status mainly affects tax credit eligibility. The HDLC rating and the National Register contributing status are assigned by different bodies for different purposes, so one should not be assumed from the other.
How Do You Find Out a Building’s Rating?
The most reliable route is to ask the commission directly. The HDLC guidelines direct owners to call the HDLC at (504) 658-7040 for the rating of a specific property, and to call the same number for the rating of a secondary buildingsuch as a garage or outbuilding. In the French Quarter, the Vieux Carré Commission asks owners to call (504) 658-1420 for a building’s color rating.
To confirm whether an address falls within a local district, the city offers the HDLC districts map and the Where Y’At address lookup. To check National Register status, the Louisiana Division of Historic Preservation maintains a Louisiana National Register database.
How Does the French Quarter Rating System Work?
The Vieux Carré Commission rates every building and property in the French Quarter by color, and the color sets the level of review (Vieux Carré Commission):
Purple or Blue (Level 1): a resource of national or major architectural or historical importance.
Green, Pink, or Yellow (Level 2): a resource that is an integral component of the district because of its local architectural or historical importance, or because it adds to the district’s character.
Orange or Brown (Level 3): unrated twentieth-century construction, or a property of objectionable or no architectural or historic importance.
The French Quarter is also reviewed more broadly than most local districts. The VCC has jurisdiction over all proposed exterior changes, including rooftops, courtyards, alleyways, and carriageways, and it reviews the color of exterior building and site elements. A paint permit is required for exterior painting in the Quarter even when the work cannot be seen from the street, and new colors must be approved by the VCC. Touch-ups are exempt.
What Exterior Work Needs Approval in a Local Historic District?
It depends on whether the district is under full control or partial control.
In a full-control district, the HDLC has jurisdiction over any portion of a building or property that is visible from a public right-of-way. The guidelines state that all exterior repairs, no matter how minor, are subject to HDLC review and require a Certificate of Appropriateness. That includes changes to fences, walls, walkways, driveways, signs, awnings, new buildings and additions, and any relocation or demolition. A few points help owners plan:
In-kind repair or replacement that matches existing details can be approved by HDLC staff.
New construction over 500 square feet, including additions and accessory buildings, goes to the Architectural Review Committee and must be approved by the Commission.
The HDLC does not review paint colors when the work is limited to repainting.
The HDLC does not charge a fee for a Certificate of Appropriateness, though other city departments may charge for their permits.
A Certificate of Appropriateness is required for a building permit but is not, on its own, a building permit.
In a partial-control district, the HDLC’s jurisdiction may cover one or a combination of demolition, demolition by neglect, new construction, or review and comment on visible exterior alterations (HDLC Design Guidelines). The guidelines’ district descriptions note, for example, that Mid-City, Parkview, and Uptown are limited to demolition control, while Carrollton, Esplanade Ridge, and Tremé combine full control along certain corridors with more limited control in surrounding areas. Because boundaries and rules can change, confirm the current control level for the exact address with the HDLC.
Can You Demolish a Contributing Building in New Orleans?
Rarely. The HDLC guidelines describe demolition as a drastic action that alters the character of an area, and state that the HDLC rarely considers the demolition of Significant or Contributing buildings appropriate.
Demolition applications that staff cannot approve go to the Commission at a public hearing, and the Commission typically holds them for 30 days after initial review for further investigation and public comment. Staff may approve demolition only when the HDLC Building Inspector finds a structure in imminent danger of collapse, or when a Non-Contributing building under 1,000 square feet is approved by the Executive Director. For secondary buildings, demolition or relocation of a Significant secondary building is not permitted, and Contributing secondary buildings are considered case by case.
“Demolition” is also broader than tearing a building down. The guidelines count certain actions within a five-year period, such as removing or obscuring more than 50 percent of an exterior wall, as demolition. In the French Quarter, all demolition applications are considered by the VCC’s Architectural Committee and the Commission at public meetings, with a 30-day layover after Commission review.
Does a Contributing Rating Restrict Interior Renovations?
Generally, no. The HDLC guidelines state that the HDLC does not have jurisdiction over interior work, and the VCC guidelines state that the VCC does not have jurisdiction over interior work. Building permits and other city requirements still apply, and interior work that changes the exterior, such as moving a window or adding a door, brings the exterior rules back into play.
There is one important exception. If you plan to use historic tax credits, the rehabilitation is reviewed as a whole, interior included, under the Secretary of the Interior’s Standards for Rehabilitation.
What Happens If an Owner Lets a Historic Building Deteriorate?
The HDLC can act. “Demolition by neglect” refers to neglect in maintenance that allows a hazardous or unsafe condition to occur. Under the HDLC guidelines, the owner is notified and has up to 30 days to begin repairs. If repairs do not begin, the HDLC can bring charges at an administrative adjudication hearing and levy daily fines against the property owner. For a buyer considering a building that needs significant work, this is worth understanding before closing.
How Does Contributing Status Affect Historic Tax Credits?
Contributing status can open the door to tax incentives, but only for certain kinds of projects, and only when the right agency confirms it.
The federal credit. The federal historic tax credit equals 20 percent of qualified rehabilitation costs and is available only to properties rehabilitated for income-producing purposes. The National Park Service states plainly that owner-occupied residential properties do not qualify. The building must be a certified historic structure, which includes a building that contributes to a National Register district or a certified state or local district. Not every building in a district is contributing, and owners request that determination through Part 1 of the Historic Preservation Certification Application. The rehabilitation must be substantial and must meet the Standards for Rehabilitation.
The Louisiana commercial credit. Louisiana’s State Commercial Tax Credit applies to income-producing buildings that are contributing elements to Downtown Development Districts or certified Cultural Districts, and, under Act 426 of 2023, to buildings individually listed in the National Register or contributing to a National Register district. The Division of Historic Preservation reports that the credit increased to 25 percent for expenses after January 1, 2023, or 35 percent in areas defined as rural, and that the program was extended to January 1, 2029.
Property tax relief. The state’s Restoration Tax Abatement can freeze a property’s assessment at its pre-improvement level for five years, and it can be used for commercial buildings and for owner-occupied homes that meet its requirements. It is not automatic and must be granted by the local taxing authority and the Louisiana Board of Commerce and Industry.
One caution ties these together. The Division of Historic Preservation notes that approval by a local commission does not guarantee approval by the Division for the rehabilitation tax credit, and that starting work before Part 2 approval means proceeding at your own risk. Programs and rates change, so confirm current terms with the Division and your tax advisor before you count on a credit.
What Should a Buyer Ask Before Purchasing a Rated Building?
A few questions, asked early, prevent surprises later:
Which commission governs this property? The HDLC (and which of its two commissions), the VCC, or neither.
What is the building’s rating, and what are the ratings of any secondary buildings on the lot?
Is the district full control or partial control at this address?
Has past exterior work been approved? The HDLC guidelines note that current owners are responsible for ensuring that all exterior work completed since historic designation has a Certificate of Appropriateness, even if a prior owner did the work. Ask the seller for permits and approvals, and check the city’s One Stop permit records.
Are there open violations, including any demolition-by-neglect notices?
Will my plans work? If you plan an addition, new windows, a new fence, solar panels, or a change to the roofline, talk with commission staff before you commit.
Is the property in a National Register district, and would a tax credit or abatement apply to your intended use?
Nothing here is legal or tax advice. Rules are applied property by property, so verify the details for any specific building with the HDLC or the VCC, and with a qualified attorney or tax professional where needed.
Frequently Asked Questions
What does “contributing” mean in a New Orleans historic district?
It means a building is considered historically or architecturally significant and adds to the character of its district. Outside the French Quarter, the HDLC rates buildings as Significant, Contributing, or Non-Contributing, and the rating shapes how changes are reviewed.
Is a contributing rating the same as being on the National Register?
No. The HDLC rating is a local designation that comes with regulatory review. National Register contributing status is a federal designation that, for private owners, generally carries no restrictions unless federal money or tax credits are involved. A building can have one without the other.
How do I find out a building’s rating?
Call the HDLC at (504) 658-7040 for properties outside the French Quarter, or the Vieux Carré Commission at (504) 658-1420 for a French Quarter building’s color rating.
Do I need approval to paint my house in a historic district?
Outside the French Quarter, the HDLC does not review paint colors when the work is limited to repainting. In the French Quarter, a paint permit is required for exterior painting, and new colors must be approved by the VCC. Touch-ups are exempt.
Can I renovate the interior of a contributing building?
Generally, yes. Neither the HDLC nor the VCC has jurisdiction over interior work, though building permits still apply. Interior work that changes the exterior is reviewed, and a project using historic tax credits is reviewed as a whole.
Can a contributing building be demolished?
It is rare. The HDLC rarely considers demolition of Significant or Contributing buildings appropriate, and most demolition applications go to the Commission at a public hearing.
Can I get a historic tax credit for renovating the home I live in?
Not the federal credit. The National Park Service states that owner-occupied residential properties do not qualify. Louisiana’s commercial credit is also for income-producing buildings. The state’s Restoration Tax Abatement can apply to qualifying owner-occupied homes, so ask the Division of Historic Preservation and your tax advisor what fits your situation.
Who is responsible for exterior work a previous owner did without approval?
The current owner. The HDLC guidelines state that current owners are responsible for ensuring all exterior work completed since historic designation has a Certificate of Appropriateness, even if a prior owner did it.
The Bottom Line
A contributing rating tells you that a building matters to the character of its district. In a New Orleans local historic district, that means exterior changes and demolition are reviewed by the HDLC or, in the French Quarter, the Vieux Carré Commission, while interiors are generally outside their jurisdiction. In a National Register district, contributing status matters mostly when tax credits or federal funds are involved. Before you buy, learn the rating, the level of control, and the approval history for the specific property. If you are drawn to the converted commercial buildings downtown, Soft Loft vs. Hard Loft in the Warehouse District shows how one historic complex became homes, and the Neighborhoods page covers the rest of the city.
If you are considering a home in one of New Orleans’s historic districts, I’ll help you confirm its rating and review requirements before you make an offer, so you know what you can and cannot change.
Douglas Adams
Douglas Adams Real Estate with Crescent Sotheby’s International Realty
617 Julia St, New Orleans, LA 70130 | 504-444-8670
Each Office Is Independently Owned and Operated
About the Author
Douglas Adams is a Global Real Estate Advisor with Crescent Sotheby’s International Realty serving Louisiana and the Mississippi Gulf Coast.
Through The Douglas Adams Editorial Series, he explores the history, architecture, neighborhoods, and communities that make the Gulf South such a remarkable place to call home. Every article is informed by firsthand experience, original photography, professional research, and a passion for telling the stories that exist beyond the front door.