Historic buildings, modern renovations: Who decides what changes?
Old Maine Homes Get New Life – Builders, Not Bureaucracy, Take the Lead
By Maine News Now
September 14, 2026
In the rural towns of western Maine, where nearly a quarter of homes predate 1940, a quiet revolution is underway. Instead of waiting for city planners or historic‑preservation commissions, many homeowners and builders are choosing to retrofit older properties themselves, blending the charm of the past with the comfort of the present.
Hands‑On Renovation in Bethel and Hebron
Jeremy Gibbs of Hebron, a longtime contractor who works alongside his uncle Daniel, has been at the heart of this trend. Gibbs has spent the last few years working on three historic buildings in Bethel, including the Robinson House—now owned by the Museums of the Bethel Historical Society. The house, once a guesthouse for the Bethel Inn, underwent a major interior overhaul, but Gibbs emphasized keeping its original look intact. “People have always trusted us,” he said, noting that preserving the building’s character is as much a duty as a reputation. He also shared that “you get to be a part of the history of the house,” underscoring the emotional connection many builders feel.
Gibbs applied the same philosophy to his own 1850 Greek‑Revival farmhouse in Hebron. He is currently renovating the upstairs bathroom, a project that includes a barn with a cupola just steps from Hebron Academy. “I wouldn’t want to change the appearance much,” Gibbs told reporters, recalling the photographs of the house that accompanied the deed when he and his wife Jennifer Girouard bought it three years ago.
While Gibbs leans heavily on original clapboards—cutting replacement pieces with beveled ends to match the originals at the request of former Historical Society director Stan Howe—he also mixes in modern materials where needed. “Preserving an old house doesn’t mean every material has to be original,” he said. “PVC trim is less susceptible to rot, for instance.” He noted that older framing methods can differ from today’s, so adding a window, for example, may require adjusting the framing rather than simply installing a contemporary unit.
A Regulatory Landscape of Rare Constraints
Bethel is one of only a handful of Western Maine towns that enforces a formal review process for construction in its historic district. The district, which extends along Broad and Main Streets, is governed by an ordinance that requires the Bethel Planning Board to approve new construction, additions and exterior alterations within 200 feet of the street. The aim is “to conserve the District’s unique architectural values and character,” the ordinance states. Importantly, routine maintenance and upkeep are exempt.
In contrast, many neighboring towns—including Rumford—have National Register historic districts but no local ordinances restricting exterior changes. “The National Register of Historic Places is really more about identifying and recognizing buildings,” explained Will Chapman, executive director of the Bethel Historical Society. The Maine Historic Preservation Commission echoes that stance: National‑Register listings do not automatically restrict a private owner’s rights or require a review for privately funded projects.
Jessie Perkins, the economic development director of Rumford (and a Bethel resident with deep family roots in the area), said the lack of regulation is both a freedom and a risk. “There is nothing preventing people from doing whatever they want,” she noted. “But that places a lot of responsibility on thoughtful builders and developers.”
Infrastructure and Opportunity in Rumford
Rumford, which the Maine Department of Transportation designates as an “urban compact” due to its walkable historic core, offers another set of advantages. Perkins highlighted the town’s robust infrastructure: ample sewage capacity, plentiful water, reliable electricity and high‑speed internet. “Once you have that as your baseline, it makes it easier to do everything else,” she said. The town’s existing utilities are part of the reason Rumford is attracting new residents, a trend that, according to Perkins, is only possible because the infrastructure can support growth without additional upgrades.
Shortage of Skilled Tradespeople
Even with generous infrastructure, the work of renovating old structures is not without its challenges. Mike Johnson, assistant director of the Maine Historic Preservation Commission, cited a nationwide shortage of skilled tradespeople—particularly those trained in historic preservation techniques. Many seasoned workers are nearing retirement, while apprentices are scarce. In response, universities, trade schools and preservation organizations have begun collaborating on training programs and workshops to bring fresh talent into the field.
“We’re seeing a crisis of expertise in the historic‑building sector,” Johnson said. “Preserving these structures is not just about the bricks and beams; it’s about knowing the techniques that were used in the past.”
Advice for Homeowners
Gibbs, who has seen both the pitfalls and the pleasures of retrofitting historic homes, offers practical advice to prospective renovators. “Don’t be overwhelmed. Start with what you can afford and tackle one room at a time,” he recommended. He also stresses the importance of checking with the town—whether Bethel or Rumford—to determine if permits or inspections are required, even for renovations that don’t touch the exterior. “Don’t be too hard on yourself. Try to have fun with it,” Gibbs added, reminding homeowners that the process can be as rewarding as the finished result.
A Future Built by Hands, Not Halls
Maine’s oldest homes are more than relics; they are living parts of the state’s cultural fabric. In places like Bethel and Hebron, where local ordinances guard the character of historic districts, and in Rumford, where the absence of regulation invites creative freedom, the preservation of these structures depends largely on the choices of individual owners and builders.
While the National Register acknowledges historical significance, it offers no legal shield for the buildings themselves. That leaves the future of Maine’s heritage to the judgment of those who work on them—those who choose to honor the past while adapting to the demands of the 21st century.
