Painting in Boston Historic Districts: Beacon Hill, Back Bay and Beyond

Few cities wear their history as proudly as Boston. Gas lamps, black shutters, brick row houses and glossy front doors give neighborhoods like Beacon Hill and Back Bay their character, and that character is protected. If you own a home in one of Boston's historic districts, exterior painting is not just a matter of picking a color you like. Here is what homeowners should know about painting in Boston's historic districts, and how to plan a project that gets approved.

Key takeaways

• Boston has 10 historic district commissions under the Landmarks Commission, each with its own review process.
• In Beacon Hill, all exterior work visible from a public way is subject to review, and paint colors need approval.
• In Back Bay, all proposed exterior work is subject to commission review, with an application before work begins.
• Do not start work or buy materials until you have approval.

Is your home in a historic district?

The City's Boston Landmarks Commission lists 10 historic district commissions, including Back Bay, Bay Village, Beacon Hill, the South End, St. Botolph, Fort Point Channel, Highland Park, Mission Hill Triangle, Aberdeen, and Bay State Road/Back Bay West. Each district has its own commission, guidelines and meeting schedule. You can check your address on the City's map of historic landmarks and districts.

Properties designated individually as Boston Landmarks may also need review, so check even if your street is not inside a district.

Beacon Hill: what the guidelines say about paint

The City's Historic Beacon Hill District page says that all exterior work visible from a public way is subject to review by the Beacon Hill Architectural Commission (BHAC). That includes views from places like the Common, the Public Garden, Storrow Drive, the Esplanade and the Longfellow Bridge. The page says the commission meets on the third Thursday of each month and advises applicants not to begin work or buy materials until they have approval.

The BHAC Guidelines include a section on paint. Among its points:

• When exterior painting is necessary, paint colors "shall be original or otherwise historically appropriate," and paint samples must be submitted to the commission for approval.
• Materials and features that were never meant to be painted, such as copper, granite, brick, sandstone, lintels, sills and stoops, shall not be painted.
• Masonry reveals in window and door openings shall not be painted.
• Letting existing paint on masonry weather is in most cases preferable to repainting, and harsh removal methods such as wire brushing and sandblasting are prohibited.

Other sections touch on paint as well. Masonry facades are not to be painted unless there is evidence the building was originally painted. Caulk and paint colors for windows must be approved, and the painted finish on storm window frames must match the color of the window trim.

Back Bay: review before you start

The City's Back Bay Architectural District page says all proposed exterior work is subject to review by the Back Bay Architectural Commission (BBAC), and that a Design Approval Application must be filed and approved before work begins. The page lists the commission's meetings on the second Wednesday of the month. Check the City's page for current application steps, deadlines and any guidelines specific to Back Bay before planning your project.

Choosing historically appropriate colors

"Historically appropriate" does not mean boring. Boston's historic districts are full of deep blacks, rich greens, warm creams and classic whites on doors, shutters, window sash and trim. A good starting point is your own building:

• Look at what is there now and at similar buildings on your block that have been well restored.
• Consider paint analysis. On significant buildings, a careful look at old paint layers can reveal original colors.
• Think in systems. Trim, sash, shutters and doors usually work together, so plan them as a set rather than one at a time.
• Prepare real samples. The Beacon Hill guidelines ask for paint samples, and a physical sample helps everyone see what the color will look like in daylight.

Planning a historic district paint project

1. Confirm your district and read its guidelines and application page.
2. Document the existing conditions with photos of every elevation that will be painted.
3. Choose colors and products, and gather samples.
4. Apply and attend the hearing if your district requires it.
5. Wait for approval in writing before scheduling the work or buying materials.
6. Plan around Boston's season. Exterior work generally needs mild, dry weather, so allow time for review before the painting season you are aiming for.

Many older buildings in these districts were built well before 1978, so plan for lead-safe work practices when scraping or sanding old paint.

Frequently asked questions

Do I need approval to repaint my front door in Beacon Hill?

If it is visible from a public way, yes. The BHAC reviews all exterior work visible from a public way, and paint colors need approval.

Can I paint the brick on my Beacon Hill row house?

Generally no. The guidelines say brick and other materials never intended to be painted shall not be painted, and masonry facades should not be painted unless there is evidence they were painted originally.

How do I remove old paint from masonry?

Carefully, and only after evaluation. The Beacon Hill guidelines call for a test patch and prohibit methods like wire brushing and sandblasting.

What if my home is in a different district?

Each district has its own commission and guidelines. Start with the Landmarks Commission page and your district's own page.

Ready to get started?

We know historic Boston homes deserve careful work and the right colors. Get your free painting quote from 1-800 PRO PAINTER, and plan your project before the next painting season.

Photo: Matt Collamer / Unsplash