Getting a Church Hill home ready to sell is different from prepping a typical Richmond listing. Because much of Church Hill sits inside a local Old and Historic District, many exterior changes need review by the City’s Commission of Architectural Review, also called CAR. A little planning now can prevent delays, protect your price, and help you launch with confidence.
Why approvals impact your sale
When you list in a protected historic district, buyers and their lenders will ask whether exterior work was reviewed and approved. If something needs a Certificate of Appropriateness, or COA, and you do not have it, you risk a stop-work order, rework costs, or last-minute negotiations that cut into your net. CAR is Richmond’s official preservation board that reviews exterior work visible from a public right of way in Old and Historic Districts and issues COAs for compatible projects per the City’s CAR overview.
A proactive check for CAR compliance gives you:
- Smoother timelines and fewer surprises
- Clearer disclosures and stronger buyer confidence
- A cleaner appraisal and underwriting path
Church Hill’s historic status is well documented through local and state listings, which is why the neighborhood falls under CAR for exterior changes see Church Hill’s historic district listing. It's actually home to 5 different historic districts. The oldest is that around Historic St John's Church. There is also Church Hill North, Union Hill, Chimborazo Park and Shockoe Valley.
What needs approval before listing
Think in categories rather than memorizing every rule. If a change alters the exterior appearance that the public can see, it likely needs review. CAR’s design guidelines and process describe how the Commission evaluates compatibility and what documents you must submit for a COA per the City’s guidelines and CAR page and CAR portal.
Exterior elements often reviewed
These are the big buckets sellers should double-check before listing:
- Building form and fabric: additions, new accessory structures, substantial material changes, and any demolition of contributing portions
- Primary facade and roof: porches, cornices, chimneys, and visible rooflines
- Openings and trim: windows and doors when style, configuration, or materials change the look
- Site features: new fences, gates, visible hardscape, prominent lighting, mechanicals, and street-facing utilities
- Renewable energy: solar panels visible from the street or alley, with placement reviewed for visibility and compatibility see the City’s sustainability guidance for historic areas
The test is visibility and impact. If it changes what someone sees from the sidewalk, plan on review.
Changes that still need review
Some updates feel “routine” but still touch key character elements and often require approval:
- Replacing original windows with a different style or material
- Swapping siding for a new product that alters texture or reveal
- Altering porch details, columns, or rails beyond like-for-like repair
- Relocating or adding visible HVAC units, vents, or meters
- Signage on mixed-use or commercial spaces in Church Hill
CAR’s processes include both staff approvals and full Commission hearings, depending on scope. Even small exterior changes need an application so staff can confirm whether they qualify for administrative sign-off or must go to the Commission per CAR guidelines and process.
Updates rarely subject to review
Interior-only improvements do not typically require CAR review. Routine exterior maintenance that is truly like-for-like and does not alter the visible appearance may be eligible for administrative approval. Examples can include painting existing surfaces and minor repairs that match what is already there. The key is to confirm before you begin. Staff can advise whether your scope is maintenance, administrative, or Commission-level review per CAR’s administrative guidance.
Confirm compliance and gather records
Getting your documentation in order will make buyers more confident and can shorten your days on market.
Documents sellers should collect
Create a simple digital folder with:
- Any past COAs or administrative approvals from CAR
- City permits and final inspections related to exterior work
- Contractor proposals, invoices, and warranties
- Before-and-after photos of exterior changes
- Product specs for visible items like windows, doors, roofing, rails, or solar
Having this ready lets you answer buyer questions quickly and avoids scrambling mid-contract.
Where to verify past approvals
You have two reliable paths:
- Contact the City’s CAR staff through the Commission page to verify whether a past project received a COA or administrative approval, and whether any open matters remain see CAR contact and process page.
- Review the City’s CAR guidelines to understand how your property’s visible elements are typically treated during review City guidelines PDF.
If you are unsure whether your home is inside the local Old and Historic District boundary, CAR staff or City maps can confirm jurisdiction. When in doubt, ask.
When to ask a professional
Bring in help when:
- Records are incomplete or inconsistent with what you see on the house
- You discover visible work with no paper trail
- Your list date is within 30 to 60 days and you need a fast plan
An experienced listing agent can coordinate with CAR staff, recommend scope that is likely approvable, and help decide whether to remedy now, disclose and price around, or apply for retroactive approval.
Build your pre-list timeline
A light pre-list project can improve photos and showings. Just be sure your timeline leaves room for reviews where needed.
Fix now or disclose later
Use this decision lens:
- Remedy now: If a small fix with clear approvals will boost curb appeal or reduce buyer friction, it may be worth doing before photos.
- Disclose and price: If an item is larger or timing is tight, consider disclosing clearly and adjusting price or credits to match market conditions.
- Apply and stage: For visible changes that likely require a COA, submit early. CAR meets monthly, and applications must be complete, paid, and scheduled, so allow several weeks for review and any revisions per the City’s CAR process.
Pricing, marketing, and timing
Approval status shapes strategy:
- Verified compliance supports confident pricing and cleaner underwriting
- Clear documentation reduces inspection and appraisal turbulence
- If you need a COA, sequence photos and launch to follow the meeting date and anticipated approval window
CAR charges fees for many project types, and invoices must be paid before scheduling. For example, demolition carries a higher fee than a small residential addition or amendment see fee information on the CAR page.
Options when work lacks approval
If you uncover exterior work that appears to have been done without approval, you still have options.
Apply, restore, or sell as-is
- Apply for approval: Submit a complete COA application with photos, drawings, and materials. Some projects can be approved with conditions if they meet the guidelines.
- Restore to compliant: If a past change conflicts with guidelines, restoring the original compatible condition may be the faster path.
- Sell as-is with disclosure: If timing is tight, disclose the issue and price accordingly. Expect buyers to factor potential remedial work into negotiations.
Unauthorized demolition or exterior work can trigger enforcement, which is disruptive and expensive. There are local examples in Church Hill where demolition proceeded without approval and enforcement followed, underscoring the risk of skipping CAR steps see reporting on enforcement.
Risk, cost, and buyer impact
Expect the following dynamics:
- Appraisers and lenders may call out visible, noncompliant work
- Inspectors and buyers will scrutinize windows, siding, porches, and mechanicals
- Clean records expand your buyer pool and reduce re-trade risk
Choose the path that fits your calendar and net goals, but anchor it in clear disclosures and a documented plan.
Get market-ready with a plan
Selling a Church Hill home is about pairing historic character with a modern, friction-free listing experience. With the right prep, you can protect your timeline and your price. Our team will help you verify jurisdiction, connect with CAR staff, prioritize high-impact fixes, and compile a clean compliance packet for buyers. When needed, we coordinate vendors and sequence photos and launch around approval dates so your listing enters the market at full strength.
If you are planning to list in the next 1 to 6 months, we are ready to help you map the steps and win the market. Start your neighborhood strategy with a quick call or message to Michela Worthington. We will build a clear plan that gets you photo-ready, compliant, and live on your timeline.
FAQs
What is CAR and why does it matter in Church Hill?
- CAR is Richmond’s Commission of Architectural Review. It reviews exterior changes visible from public streets in Old and Historic Districts and issues Certificates of Appropriateness for work that fits the district’s character City CAR overview. Church Hill properties inside the local district boundaries fall under CAR.
How do I know if my project needs a COA?
- If it changes the exterior appearance visible from the sidewalk, assume review is needed. Contact CAR staff to confirm whether your scope is maintenance, administrative approval, or full Commission review CAR process page and guidelines.
What about solar panels on my roof?
- Panels visible from the street typically require review. Placement and visibility matter in historic areas. Check the City’s renewable energy guidance and coordinate with CAR before installation City initiatives page.
How long do approvals take?
- CAR meets monthly. Applications must be complete, submitted by the deadline, and invoiced before scheduling. Build in several weeks for staff review, possible revisions, and the meeting date CAR process details.
Can I list if past work is unapproved?
- You can, but expect buyer and lender questions. Your options are to apply for approval, restore to a compliant condition, or disclose and price accordingly. Unauthorized work can trigger enforcement, which is why a proactive plan is best local enforcement example.
What records should I hand buyers?
- Provide COAs or administrative approvals, permits and finals, contractor invoices and warranties, and before-and-after photos with product specs. This package reduces friction and builds trust.
Michela Worthington lived in Church Hill for 16 years and has hands on experiencewith working with CAR and getting historic tax credits while renovating her home there. She also has vetted contractors that are experts in working on historic homes. She is a great resource if you need assistance making updates or coming up with a game plan for your next move.
