Thinking about refreshing a downtown Boerne building but unsure how to fund it? You are not alone. Many owners want to improve façades, fix roofs, or add ADA access and need a clear path to pay for it. This guide shows you how Historic District Improvement Program (HDIP) grants typically work, what kinds of projects are commonly eligible, how to apply, and realistic timelines, with tips to protect resale value. Let’s dive in.
What is an HDIP grant
An HDIP is a matching grant program that helps owners in designated historic districts with preservation-minded upgrades. The goals usually include improving façades and streetscapes, addressing safety and code issues, increasing accessibility, and encouraging private investment downtown. These programs are often administered by a city Planning or Historic Preservation office, a Main Street program, or a local historic commission, with guidance from state or national preservation standards.
For Boerne, confirm specific rules, funding cycles, and design guidelines with the City of Boerne Planning & Development or Historic Preservation staff and Boerne Main Street if active. Many projects reference the Secretary of the Interior’s Standards for Rehabilitation, so plan designs that respect historic character.
Eligible projects in Boerne’s district
While each community sets its own rules, HDIP programs in Texas commonly support the following project categories. Verify Boerne’s exact list and exclusions before you apply.
- Façade and storefront improvements
- Brick repointing, repair or in-kind replacement of historic windows and doors, porches, masonry repair, and architectural details.
- Exterior paint aligned with historic-color guidance, historically compatible awnings, lighting, and signage subject to design review.
- Roof repair or replacement
- Roof structure and compatible materials such as metal, slate, tile, or historically appropriate shingles, plus flashing and gutter work.
- Structural roof issues that threaten a building’s integrity are often prioritized.
- Accessibility (ADA) upgrades
- Entry ramps, handrails, threshold adjustments, and accessible restrooms that serve public-facing areas.
- ADA improvements are frequently prioritized to increase public access and compliance.
- Code compliance and life-safety
- Electrical, plumbing, fire and life-safety systems, and structural stabilization required for code compliance.
- Site and streetscape
- Sidewalk repairs, exterior lighting, landscaping in front setback areas, and curb cuts related to entrances when permitted.
- Common ineligible or conditional items
- Interior cosmetic updates that do not affect public safety or exterior appearance, routine maintenance without enhancement, and most new construction beyond small accessory items. HVAC or mechanical systems may be eligible only when tied to public-facing improvements or code compliance.
How the match and caps usually work
Most HDIP programs are matching reimbursement grants where you pay for the work, then receive a set percentage back after approved inspections and documentation. A common match is 50/50. Some communities use tiered matches where ADA and critical safety projects may receive a higher program share in the range often seen for accessibility or life-safety priorities.
Typical per-project caps in small Texas towns range from a few thousand dollars up to the mid tens of thousands, with façade grant caps often between $10,000 and $25,000, and some programs reaching $25,000 to $50,000. Boerne’s exact match and caps can differ, so confirm before you set your budget.
How to apply: step-by-step
Follow a structured process to protect your eligibility and timeline.
- Pre-application and inquiry
- Contact City of Boerne Planning & Development or Historic Preservation staff and Boerne Main Street if active to confirm eligibility and required documentation.
- Schedule a pre-application meeting or site visit if required.
- Design and plan development
- Work with an architect, preservation consultant, or contractor to prepare drawings, a detailed scope, material specs, and cost estimates.
- Align with local design guidelines and the Secretary of the Interior’s Standards as applicable.
- Application submission
- Submit the application form with project description, photos, plans, owner authorization, contractor bids, proof of ownership, historic documentation if needed, and a proposed budget and timeline.
- Review and approval
- Staff review checks completeness, eligibility, and design compliance. A Historic Preservation Commission or Main Street advisory committee may also review.
- If approved, you will receive a grant agreement that defines scope, match share, reimbursement terms, and reporting.
- Permits and contracting
- Secure all required permits and comply with review conditions before construction. Do not start work before approvals are final, as that can jeopardize reimbursement.
- Construction and inspection
- Complete the project according to the approved scope. City staff or program representatives typically inspect work prior to reimbursement.
- Reimbursement and closeout
- Submit final invoices, paid receipts, lien waivers, and inspection sign-offs. Most programs reimburse after you pay, so plan cash flow accordingly.
Timelines you can expect
Build a realistic schedule from first call to reimbursement. Timelines vary with complexity, materials, and meeting cycles.
- Pre-application meeting: 1 to 4 weeks
- Design and contractor bids: 2 to 8 weeks
- Application review and approval: 4 to 12 weeks
- Contract and permitting: 2 to 8 weeks
- Construction: 2 weeks to 6 months
- Reimbursement: 2 to 6 weeks after final documentation
Most standard façade, roof, or ADA projects run 3 to 9 months start to finish. Larger structural or multi-scope upgrades can extend to 9 to 18 months. Factors that can slow progress include commission or council approvals, structural engineering needs, contractor and material lead times, right-of-way permits, and limited program funds that create waitlists.
Hypothetical funding examples
These examples are for illustration. Confirm Boerne’s match and caps before you finalize a budget.
Example A: Small façade refresh (hypothetical)
- Total project cost: $8,000 for storefront repairs, repainting, and new signage.
- Typical 50/50 match: $4,000 grant and $4,000 owner share, reimbursed after approved completion.
- Timeline: Design and bids 3 weeks, approval 4 weeks, work 2 to 4 weeks, reimbursement 2 to 4 weeks.
Example B: Moderate roof plus ADA entry (hypothetical)
- Total project cost: $35,000 for roof replacement at $25,000 and ADA ramp/entry at $10,000.
- If a program offers higher match for ADA or critical safety, the blended outcome might be about $17,000 to $20,000 in grant support, with the owner paying the balance.
- Timeline: Design and engineering 4 to 8 weeks, approval 6 to 12 weeks, permits 4 to 6 weeks, construction 1 to 3 months.
Resale-minded scope tips
If you plan to hold, lease, or sell, choose improvements that add visible value and reduce buyer risk.
- Lead with curb appeal
- Façade work, doors and windows, attractive signage, awnings, and lighting create instant street presence.
- Put safety and code first
- Life-safety and code upgrades reduce liability and expand your buyer pool.
- Improve accessibility
- ADA updates can broaden who can use and enjoy the property, including older customers and visitors with mobility needs.
- Preserve character where it counts
- Retain original materials or use compatible replacements on primary elevations for long-term value.
- Focus on quality
- Choose durable, visible improvements over many small cosmetic items.
- Stay within program limits
- Scope to fit typical caps and match so you avoid partial funding surprises.
- Document everything
- Keep grant agreements, permits, inspection sign-offs, and before-and-after photos to show buyers that work was done properly.
Common pitfalls to avoid
A little planning can save time and money.
- Starting work before approval can disqualify reimbursement.
- Missing or incomplete documentation delays payment. Keep invoices, signed contracts, and lien waivers.
- Using unapproved materials risks denial at inspection. Confirm design and product choices early.
- Underestimating permitting, contractor, or material lead times stretches schedules.
- Relying only on grant funds can strain cash flow. Have the full budget available since grants typically reimburse after completion.
Local contacts and guidance
Before you finalize plans or materials, confirm Boerne’s current program details with City of Boerne Planning & Development or Historic Preservation staff and Boerne Main Street if active. You can also consult Kendall County for any county-related requirements. For technical guidance, review state and national preservation resources and accessibility standards, and consider engaging local professionals with historic project experience.
Ready to map out your project
If you are weighing improvements for a downtown Boerne property, a clear plan and the right team can make all the difference. I can help you think through market impacts, prioritize a resale-minded scope, and connect you with credible local resources. When you are ready to explore your options and timing, let’s talk. Schedule your personalized consultation with Unknown Company.
FAQs
What are HDIP grants in Boerne and how do they work
- HDIP grants typically provide matching reimbursement funds for preservation-minded, public-facing improvements within historic districts, with exact local rules confirmed through city staff.
Which downtown Boerne projects usually qualify for HDIP
- Common eligible categories include façades, roofs, ADA accessibility, code and life-safety upgrades, and limited streetscape work, subject to local design review and guidelines.
How long do HDIP-funded projects in Boerne usually take
- Standard projects often run 3 to 9 months from first inquiry to reimbursement, while complex or multi-scope projects can extend to 9 to 18 months.
What costs does an HDIP grant typically cover in Boerne
- Many programs reimburse a percentage of approved costs after completion, often around a 50/50 match, with potential priority for ADA and critical safety items depending on local policy.
Can I start my project before Boerne approves my HDIP application
- Starting work early can jeopardize reimbursement, so secure approvals, permits, and a signed grant agreement before construction.
How much funding can I expect from Boerne’s HDIP
- Caps vary by community; similar Texas programs often range from the low thousands to mid tens of thousands, so confirm Boerne’s specific caps and match rules before scoping.
What documentation will I need for HDIP reimbursement in Boerne
- Expect to provide paid invoices, receipts, lien waivers, inspection sign-offs, and final photos, plus any documents required by the local program agreement.
