Historic Home Restoration Contractors in Savannah: How to Hire One (2026)

Hiring a historic home restoration contractor in Savannah is a different job from hiring a remodeler. The short answer: if your house sits in one of Savannah's historic districts, find a contractor who has already worked through the Metropolitan Planning Commission's historic review, can show you restored houses like yours, and holds an active Georgia contractor license. Start with the historic restoration contractors in our directory, and call MPC staff before you collect bids.

Review rules, tax incentive figures and licensing details below were checked against MPC application documents, the Georgia Department of Community Affairs and state licensing guidance on November 6, 2026. Rules and forms change, so confirm the current version with each agency before you start.

TL;DR: Hiring a Historic Restoration Contractor in Savannah

• Check your district first: exterior work in Savannah's historic districts usually needs a Certificate of Appropriateness before permits are issued.
• Expect review time: small changes may go to MPC staff, while bigger projects go to the Historic District Board of Review.
• Look into tax incentives: Georgia offers a 25% state income tax credit on qualifying rehab costs, capped at $100,000 for a principal residence, plus a property tax assessment freeze.
• Verify the license: Georgia requires a state contractor license for residential jobs over $2,500. Look it up at verify.sos.ga.gov.
• Ask for proof: photos, addresses and owner references from past historic projects matter more than a slick portfolio.

What Does a Historic Restoration Contractor Do Differently?

A general remodeler often replaces old materials. A restoration contractor tries to repair them first. In Savannah that usually means wood windows, heart pine floors, plaster walls, cornices, porches, stucco and brick laid with soft lime mortar.

The difference shows up in the details. Hard modern mortar can damage old soft brick. Vinyl replacement windows may not be approved on a contributing building. A good restoration crew knows when to patch, when to replicate and when a new part is acceptable.

Many projects also need a specialist shop. Savannah Millwork, at 2606 Gregory St., makes custom windows, doors, cabinetry and trim, and can match original molding profiles. That helps when rotted trim has to be copied piece for piece.

Do You Need Approval Before Work on a Historic Savannah Home?

Often, yes. Savannah's downtown Landmark Historic District is one of the largest urban historic districts in the country, and Historic Savannah Foundation counts more than a dozen historic districts across Savannah and Chatham County. The Victorian District, south of downtown, has had local historic zoning since the 1970s.

In the downtown district, exterior changes such as new windows, additions, demolition, fences and new construction generally need a Certificate of Appropriateness. MPC publishes separate checklists for staff reviews, additions, demolitions, fences and new construction. Its current application form says projects that need full board review require a pre-application meeting with MPC staff.

Smaller jobs may be approved by staff. Under recent MPC forms, an application with three or more staff-review items moves to the full Historic District Board of Review. That adds time, because the board meets on a monthly schedule. Rules differ by district, so ask MPC which ones apply to your address.

Local tip: Call MPC's historic preservation staff (912-651-1440, historic@thempc.org) before you ask for bids. Once you know what will likely be approved, every contractor can price the same scope, and you avoid paying to redraw plans after a rejection.

Are There Tax Breaks for Restoring a Historic Home in Georgia?

There can be. The Georgia Department of Community Affairs runs two state programs that homeowners should know about.

State income tax credit. DCA lists a credit of 25% of qualifying rehabilitation expenses, capped at $100,000 for a principal residence. The house generally must be listed in, or eligible for, the National or Georgia Register, either on its own or as part of a historic district. For owner-occupied homes, DCA also accepts properties that contribute to a local district. The work must meet DCA's rehabilitation standards and count as a "substantial rehabilitation."

Property tax assessment freeze. The Preferential Property Tax Assessment program can freeze a home's assessed value for about eight and a half years. For an owner-occupied home, the rehab must raise the building's fair market value by at least 50%.

Federal credit. The federal 20% historic tax credit only covers income-producing buildings, such as rentals, offices and inns. It does not cover a house you live in.

Timing matters for all of these. Approval is typically sought before or during the work, not after. Ask your contractor whether they have documented a project for DCA before, and talk to a tax adviser before you count on the savings.

Which Restoration Contractors Are in Our Directory?

Our contractors directory keeps a short, curated list of restoration firms. Two of them can be confirmed with current listing details:

• RE Manley Construction is a design-build and general contracting firm based in Richmond Hill. Its listed services include remodeling, home restoration and historic building conservation, and it works from Brunswick to Hilton Head. Ask for references on historic projects like yours.
• Savannah Millwork is a millwork and cabinetry shop rather than a full general contractor. It is a strong partner for window, door and trim replication on a restoration job.

If your project is mostly a kitchen or bath remodel inside an older house, the general contractors in our directory may be a better fit. Building new on an empty lot instead? See our custom home builders. For a wider overview, read our guide to the best contractors in Savannah.

What Should You Ask Before Hiring a Restoration Contractor?

Use these questions in every interview:

• Which historic houses have you restored in Savannah? Ask for addresses you can drive past and owners you can call.
• Have you handled MPC review before? Ask who prepares the drawings and the Certificate of Appropriateness application.
• Do you repair or replace? A restoration contractor should explain when original windows, siding or trim can be saved.
• Is your license active? Check the name on verify.sos.ga.gov and make sure the license type fits the job.
• Who are your trades? Old houses often need roofing, electrical, plumbing and HVAC work, and each trade is licensed separately in Georgia.
• How do you price surprises? Rot, termite damage and old wiring often show up once walls open. Get the change-order process in writing.

What Other Work Do Old Savannah Homes Usually Need?

Restoration rarely stops at trim and windows. Old roofs in the historic districts may need review too, and our roof replacement cost guide covers how that affects price. Original knob-and-tube or cloth wiring is common, so line up help from our best electricians in Savannah list early.

Cast-iron drain lines and old supply pipes often need replacing, which is where our best plumbers in Savannah guide helps. Adding central air to a house that never had it means planning duct routes around plaster and millwork. Our HVAC replacement cost guide covers equipment pricing.

Want to see what careful restoration looks like first? Several of the houses in our Savannah historic homes guide are open to visitors.

Bottom Line

The right historic home restoration contractor in Savannah knows MPC review, prefers repair over replacement, and has the licenses and local references to back it up. Talk to MPC staff first and check whether your house qualifies for Georgia's tax incentives. Then interview at least two or three firms, starting with the historic restoration contractors in our directory.