Home projects in Five Points and Hayes Barton

The neighborhoods around Raleigh's Five Points intersection, where Glenwood Avenue, Fairview Road and Whitaker Mill Road meet, are some of the most sought-after in the city. Hayes Barton, Bloomsbury, Roanoke Park, Vanguard Park and Five Points East hold a mix of 1910s–1940s bungalows, colonial revivals, Tudors and cottages under big oaks, plus a growing number of large infill houses. Most homes here sit on crawl spaces, many have had at least one addition, and nearly all are well beyond the age where systems need updating.

The rules here are different from Oakwood or Boylan Heights, and they're frequently misunderstood.

National Register, not a local historic district

Hayes Barton and Bloomsbury, among others, are listed as National Register historic districts. National Register listing recognizes historic significance and can open eligibility for historic tax credits on qualifying rehab work, but it does not create local design review. Raleigh says plainly that no COA is required for property that is only designated on the National Register.

So, for most Five Points-area homes, an addition, a window replacement or a new roof needs ordinary city permits, with no Certificate of Appropriateness. Confirm your parcel's status with the city's iMAPS layers, because a few individual properties are Raleigh Historic Landmarks, and those do need COAs.

The Five Points East NCOD

What does apply in part of the area is a Neighborhood Conservation Overlay District (NCOD). Raleigh's NCODs set neighborhood-specific zoning standards that override the base zoning, usually to keep new construction in scale with the existing block. In the Five Points East NCOD core area, the UDO sets:

• a maximum lot size of 13,067 square feet;
• a front yard setback within 10% of the average front setback of houses on the same block face;
• a maximum building height of 2 stories and 35 feet, unless the average height of houses on the same block face is over 35 feet, in which case new construction may be within 10% of that average.

These limits matter most for teardowns and major additions. A second-story addition that pushes a house past 35 feet, or a new house set forward of its neighbors, may not be allowed.

Elsewhere in the Five Points area, base zoning and Raleigh's Residential Infill Compatibility standards apply. The city flags infill compatibility as a prerequisite to check before submitting a permit.

Permits and process

Permits come from the City of Raleigh's Planning and Development department through the Permit and Development Portal. Every contractor and subcontractor must be entered when the project is submitted, and owner-builders file an Owner Exemption Affidavit. If your lot has a private well or septic system, Wake County approval comes first. That's rare here but not unheard of on older lots.

Projects that make sense around Five Points

• Rear and side additions are the classic Five Points project: a family room and primary suite on the back of a 1930s house. Check NCOD height and setback limits, plus lot coverage, before you design. See home additions.
• Kitchen remodels in older homes, often combined with opening walls, moving plumbing and upgrading the electrical service. See kitchen remodeling.
• Bathroom updates, frequently in tiled 1930s baths where subfloors and drain lines need work too. See bathroom remodeling.
• Windows: there's no COA here, but many owners restore original wood windows to keep the character that drives local home values. See windows.
• Roofs under oaks take limb damage and stay damp. Ventilation and gutter guards matter. See roofing.
• Screened porches at the back of the house. See porches and decks.
• HVAC in houses with two or three generations of add-on ductwork. See HVAC.

Trees and lots

The mature oaks that define these streets are worth protecting during construction. Fence off root zones, keep materials and equipment off them, and avoid trenching through roots for new utility lines. A certified arborist can help plan an addition's footprint around a big tree.

Rebates and licensing

Duke Energy customers can use Smart $aver rebates for qualifying heat pumps, insulation and air sealing through participating contractors; check current terms. North Carolina requires a licensed general contractor for jobs of $40,000 or more; verify on the NCLBGC license search.