A historic mansion is restored properly when, at the end, nobody can quite say what was done. The house simply looks as it ought to have looked all along, and it works as a modern house must.
That is the brief I give myself on every landmark commission, and it has served me from the great London and Paris hotels I have worked within, the Savoy, the Grosvenor House and the George V among them, to private houses in Moscow, Doha and Los Angeles. A grand old building forgives a great deal, but it does not forgive ignorance. Most of the expensive mistakes I am asked to correct were made in the first month, before anyone truly understood what they had bought.
Begin with the house, not with the design
The first phase of any restoration is not design at all. It is investigation. Before I draw a single elevation, I want a full measured survey, a condition report on the structure and the roof, and, wherever the archive exists, the original drawings, photographs and building permits. Old houses have been altered many times, and the alterations are rarely where you expect them. A panelled library may turn out to be a 1950s reproduction; a plain plastered corridor may conceal original mouldings beneath three coats of paint.
I also spend time in the house as it is actually lived in. I do the same on every residential commission, because the way a family moves through rooms tells me more than any brief. In a historic house it matters doubly: you learn which rooms the house was built around, and which rooms the present owners will actually use.
Understand the consents before you fall in love with a plan
Historic status carries obligations, and they differ by country and by city. In England a listed building requires listed building consent for most internal alterations, not merely external ones. In Beverly Hills, properties on the City's local register of historic properties are reviewed by its Cultural Heritage Commission, and Los Angeles has its own Historic-Cultural Monument process. In many California cities the Mills Act can reduce property tax in exchange for an agreed programme of preservation.
The practical lesson is simple. Engage a preservation consultant early, and design within what can be approved. A beautiful scheme that cannot be consented is not a design; it is a delay.
Repair before you replace
The single most damaging instinct in restoration is to replace what could have been repaired. Original plaster, hardware, timber floors and stained glass carry a patina that no new material can imitate convincingly. Where an element is beyond saving, it should be recorded, and its replacement made to match by craftsmen who understand the original technique rather than its appearance.
- Decorative plasterwork: consolidate and recast missing sections from moulds taken on site.
- Joinery and panelling: strip, repair and refinish by hand; avoid spray lacquers that flatten the grain.
- Ironwork and hardware: restore and re-plate originals; new reproductions are a last resort.
- Stone and marble: clean with the gentlest effective method, never abrasive blasting.
Hide the twenty-first century with care
An owner today expects climate control, quiet air, proper lighting, security, and connectivity in every room. A historic house was built for none of it. The art lies in routing those systems without cutting through what matters. That means planning service routes through secondary spaces, using existing voids and chimneys where the structure allows, and placing equipment where it can be maintained without disturbing finished rooms.
Lighting deserves particular thought. Rooms designed for candle, gas or early electric light can be ruined by a grid of modern downlights. I prefer concealed and indirect light, restored or carefully reproduced fittings, and lighting controls that let the room change gently from day to evening.
The mistakes I see most often
- Starting demolition before the survey and consents are complete.
- Choosing a general contractor with no record of heritage work.
- Specifying modern finishes that will look correct for five years and wrong for fifty.
- Treating the landscape and the approach to the house as a separate project, when they are part of the same composition.
- Underestimating time. A restoration moves at the pace of its craftsmen, and the best are rarely available at short notice.
How to measure whether it succeeded
Clients sometimes ask how one measures a restoration. I would offer four tests. Does the house now satisfy its heritage obligations without compromise? Does it perform as a modern home, quietly and reliably? Has its value as a property been protected or enhanced? And, the test I care about most, does the family actually live in the rooms we restored, rather than retreating to the kitchen and one sitting room?
If all four answers are yes, the house has been given another century. That is the true measure of the work.
To discuss a commission in confidence, contact kenneth@bhli.us or call +1 (310) 467-5635.
Frequently Asked
How long does it take to restore a historic mansion?
A serious restoration of a large historic house typically runs from eighteen months to several years, depending on its condition, the consents required and the availability of specialist craftsmen. The investigation and approval phase alone can take several months, and it should never be rushed.
Do I need permission to change the interior of a historic home?
Often, yes. In England, listed buildings usually require listed building consent for internal alterations. In Beverly Hills, properties on the local historic register are reviewed by the Cultural Heritage Commission, and Los Angeles has its own Historic-Cultural Monument process. A preservation consultant should confirm the obligations before design begins.
Can modern air conditioning and technology be added to a historic house?
Yes, provided the routes are planned with care. Systems are usually run through secondary spaces and existing voids so that significant rooms, plasterwork and panelling are not cut. Equipment is positioned so it can be maintained without disturbing finished interiors.
What is the most common mistake in historic mansion restoration?
Beginning demolition or design before a full survey and the necessary consents are complete. It leads to lost original fabric, redesign, and delay. The second most common mistake is replacing elements that could have been repaired.
Does Kenneth Bordewick take on historic restoration commissions?
Yes. Beverly Hills Luxury Interiors accepts restoration commissions for historic residences and landmark properties in Los Angeles and internationally. Enquiries can be made privately through the contact page or by email to kenneth@bhli.us.