Restoration: Dream VS Reality Hannaford House on Reading

Getting ready for our antique sale , so just a quick post. I recently did a blogpost about the Hannaford designed house on Reading that was going to demo hearing. Since then the Enquirer did a story , it is on the Urban Ohio Board and a lot of people are talking about this. It is good for the preservation movement as things like this bring us together as a community.

It appears the owner really want to "restore it as B&B but is citing the financial downturn and financing issues as the problem. Supposedly, she will be bringing a "plan" on how she will accomplish this goal to the hearing and ask for more time. Hopefully, that will be granted, if she comes in with "pie in the sky' plan that is unrealistic, she is toast.

The building inspection knows what things REALLY cost, The mess the city found itself in over those brick homes in Walnut Hills has taught the city a valuable lesson. Things ALWAYS cost more that you think they will.

There is the point, Dream vs Reality.

I have worked on several B&B projects and Boutique hotels. The B&B projects are almost entirely 'self funded'. WHY? It is rare to find a bank that knows anything about historic properties much less restoration loans. You also have the appraisal issue, particularly with "pioneer projects' where you may be the first restoration in an area.

People often have NO CLUE what is costs to restore a house. In this case you have a 9000 square foot, 24 room three story with a detached carriage house to restore as well. I haven't been in the house so I don't know its condition but I can guess. The mechanicals: HVAC, plumbing, Kitchen, adding bathrooms for B&B, new electrical, probably sprinklers, AND you have the "pretty stuff" which typically requires highly skilled people. You are at 5-600,000.00 at a minimum. REALLY RESTORE? Add another 100K for things like period light fixtures and wallpapers. Furnish it and be totally done? A million bucks would not be unrealistic at the end of the day.

Restoration can typically run from 75.00-200.00, OR MORE, a square foot. Our little Second Empire Cottage? 1800 square foot? Our Budget is 225-250,000.00. Bear in mind I am doing allot of the work myself, because I know how.

In my opinion if she goes into this hearing with some skimpy budget, she is wasting her time. I think zoning restricts B&B to five units? That is a very high "Book Rate" just to cover the maintenance and up keep costs on a house that size. In my opinion she should "start' with a stabilization plan. Get the outside done, the grounds cleaned up. Get it looking like a house that someone lives in. Get the power on and put a good security system in. THEN deal with the dream. Be realistic however on the costs, your abilities, what you Can and Can't do yourself.

If you can demonstrate 'good faith' I think the people at the city would be flexible, I think people like Ed Cunningham at inspections, understands Historic houses. No one wants to see a landmark torn down. If , at the end of the day, you realize it is "just a dream" then agree to sell it to someone with the 'deep pockets' to do the job right.

We never "own' a historic house, we are just the temporary caretaker and it is important to do what is best for the house.

Will ANYONE in Cincinnati step Forward to save a national landmark?

This imposing 13 bedroom, 7 bathroom home, once the grandest of all Cincinnati mansions sits quietly hoping for a new owner to rescue it from oblivion.

The Mary A Wolfe House, on the National Register of Historic Places as a landmark is deteriorating and unless someone steps forward soon, could be lost forever.

The Richardson Romanesque Mansion was designed by Samuel Hannaford and Sons. The local Cincinnati firm was known world wide as one of the finest architectural firms of its day. Hannaford's architectural genius is showcased throughout the Queen City. From City Hall, , the Music Hall to Old St George, over 50 Hannaford and Sons buildings are listed on the National Register.

But the Wolfe Mansion is one of Hannaford Landmarks that everyone has forgotten about, perhaps because it isn't in the 'nicest' part of Avondale, perhaps because if suffered the indignity of being turned into a nursing home? Maybe because its not one of his better known commissions? No one knows and little has been written about this once grand mansion.

The home has been off and on the market for a few years now, since it closed after years of use as The Elite Nursing Home. It was always listed at a price that was "really" just out of reach considering all the work it will take to bring it back. But now the house is on the market at a more 'realistic' price of 99K. Still a lot to pay, but for a National Landmark?

The house is a visual tour de force of the Romanesque Style, its grand arched veranda to its tower, the house screams English Castle. The house is a testament to a time when Cincinnati knew only its grand future was ahead of it and only looked towards the future.

The Wolfe Mansion is still standing, while Cincinnati went through two World Wars , the Great Depression, white flight and riots, It's solid stone foundation and massive stone walls still stand. A fading testament to the "Gilded Age" of Cincinnati.

Whomever steps forth to buy it will have monumental task ahead of them. Time has not been kind to this once grand mansion, but the effort would be worth it. Hopefully some one or some organization will step forward to save it. Given increasing values in the areas the numbers could work again as a grand single family residence. Otherwise its just a matter of time until its gone and houses like that will never be built again.

One would think that someone, somewhere, would want to save it and have the financial means to do so?