HDLC Permits: What Sellers and Buyers Should Know

Thinking about selling or buying in Algiers Point and wondering how HDLC permits could affect your plans? You are not alone. The rules are designed to protect neighborhood character, but they can raise questions about timing, cost, and what you can change. This guide breaks down what matters most so you can move forward with confidence and avoid surprises at the closing table. Let’s dive in.

HDLC basics in Algiers Point

Algiers Point is a locally regulated historic district administered by the City’s Historic District Landmarks Commission. The HDLC reviews exterior work visible from the street, issues approvals called Certificates of Appropriateness, and enforces design guidelines. You can learn more about the Commission on the City’s HDLC home page.

Confirm a property’s status and the exact district boundaries before you make plans. Use the City’s historic districts and landmarks page to verify if an address is within HDLC jurisdiction and what level of review applies.

When you need a COA

A Certificate of Appropriateness (COA) is typically required for exterior work visible from the public way. Common projects that trigger HDLC review include:

• Roof replacement, flashing, and gutters on one- and two-family homes.
• Window and door changes where material, profiles, or openings are altered.
• Porch repairs or enclosures, columns, and railings.
• Fences and gates, usually up to 7 feet per guidance.
• Siding, stucco, brick repairs, and repainting that affects historic materials or unpainted masonry.
• Additions and new construction visible from the street.
• Demolition, relocation, or substantial removal of historic fabric.
• Site work like driveways, paving, visible mechanical equipment, and signage.

Interior-only work that does not change the exterior visible from the street is generally outside HDLC jurisdiction. For project-specific rules, refer to the City’s COA page and the HDLC design guidelines.

How the permit process works

• Start your application in the City’s One Stop App. The HDLC sub-review is automatically routed if your address is in a local historic district.
• Many routine projects can be approved by HDLC staff. More complex proposals may go to the Architectural Review Committee. Some cases, like demolition or new construction, require a public hearing before the full Commission.
• Building permits are not issued until all HDLC requirements are complete, which can delay the start of work if your HDLC review is still in progress.

Use the One Stop App help page to apply, track status, and download documents. For the overall approval framework, consult the City’s COA page. To confirm issued permits, see the City’s guide to downloading permits and licenses.

Timelines and fees to expect

Plan for a short review if your project is simple and well documented. Staff-level approvals commonly take about 3 to 5 business days. If your proposal needs ARC or Commission hearings, expect additional time depending on meeting schedules and required revisions.

Permits in HDLC districts include a 50 percent surcharge added to Safety and Permits fees. Also budget for drawings, consultants, and materials that meet HDLC standards. The City’s COA page outlines the review steps and timelines.

What sellers should do before listing

• Gather proof of approvals. Collect COAs, building permits, plans, inspection reports, and receipts. Use the City’s download page to retrieve missing files.
• Check for unpermitted exterior work. If something was done without a COA, consider a retroactive submission and be prepared to disclose status.
• Resolve citations where possible. Address any HDLC or demolition-by-neglect issues early to reduce closing risk. The HDLC FAQ explains enforcement basics.
• Set expectations. If buyers plan exterior updates, factor HDLC review time and costs into your timeline and pricing strategy.

What buyers should check before you offer

• Confirm HDLC status. Use the City’s historic districts and landmarks page to verify the property’s district and level of control.
• Review the permit history. Search the One Stop App for past permits, COAs, and any open violations. You can also use the City’s permit search tool for quick lookups.
• Ask for documentation. Request copies of permits and COAs from the seller and consider contract contingencies tied to obtaining approvals for your planned exterior changes.
• Budget for process and materials. Include time for potential ARC or Commission hearings and plan for the HDLC permit surcharge and appropriate finishes.
• Coordinate with other rules. HDLC design review is separate from building code and floodplain requirements. For elevation and flood-related permitting, review the City’s new construction permit resources and speak with your lender and insurer early.

Renovation planning tips

• Start with design guidelines. The HDLC design guidelines show preferred materials, profiles, and proportions that help approvals go smoothly.
• Plan submittals carefully. Clear drawings, photos, and scopes of work speed up staff review and reduce ARC questions.
• Understand incentives. Federal historic tax credits typically apply to income-producing properties listed in the National Register. Local HDLC status alone does not create a tax credit. See the HDLC FAQ and consult qualified professionals before relying on incentives.

Ready to align your sale or purchase with HDLC requirements while maximizing value? Connect with The Martzolf Group for tailored guidance, staging, and renovation advice that respects Algiers Point’s character and drives results.

The Martzolf Group

FAQs

What is the HDLC and how does it affect Algiers Point?

• The HDLC is the City’s preservation commission that reviews exterior changes in local historic districts; Algiers Point properties typically need approvals for visible exterior work, as outlined on the HDLC home page.

Do I need a COA to replace windows or repaint?

• Window and door replacements usually require a COA, and painting previously unpainted masonry or altering historic materials triggers review; see the City’s COA page and design guidelines for specifics.

How long do HDLC approvals take in New Orleans?

• Simple, staff-level cases often take about 3 to 5 business days, while ARC or Commission reviews add time based on meeting calendars and submittal completeness.

How can I check if past work was permitted at an Algiers Point address?

• Search the One Stop App and the City’s permit search tool for permits, COAs, and any violations, and ask the seller for copies of their documents.

Can I buy a home with open HDLC violations?

• Yes, but you should investigate the issues, budget for remediation, and include contract contingencies tied to resolving citations or obtaining needed approvals.