By Andrew Rodriguez & Tony Bertucci
Request your written cash offer for your Uptown house or call (504) 920-4747.
Uptown sellers hear two phrases over and over: HDLC and National Register. Plenty of owners assume one means the other. They are not the same, and the difference shapes what you can change on the house and what a buyer will ask about. Here is the history behind Uptown’s districts, what each covers and how to sell an older Uptown house as-is.
We are Andrew Rodriguez and Tony Bertucci with Bertucci Investment Group, a local cash home buyer for older houses across Uptown New Orleans. This is general information, not legal advice.
How Uptown became a patchwork of historic districts
Uptown was never one town. It grew as a chain of riverfront communities, among them Lafayette, Jefferson City and Carrollton, which New Orleans annexed in 1852, 1870 and 1874. Each laid out its own lots, and builders filled them with shotguns, doubles, camelbacks and raised center halls.
That history is why the district map looks like a quilt. According to the Historic District Landmarks Commission (HDLC), New Orleans has two types of historic districts, National Register districts and locally designated districts, and their boundaries often overlap. One Uptown block can sit in both, in only one or in neither.
The National Register: recognition, not a permit office
The National Register of Historic Places is the federal list of places considered worthy of preservation. In Louisiana, these districts are administered by the State Historic Preservation Office in Baton Rouge. The city’s list includes National Register districts in Uptown, the Garden District, the Irish Channel, Carrollton and Broadmoor.
The National Park Service says National Register designation does not prohibit, under federal law, actions a private owner may otherwise take, as long as federal funding, licensing or permits are not involved. The HDLC describes the main benefit as federal tax credits for income producing buildings, and the only protection as limited control over federally funded projects.
What the HDLC means for Uptown sellers
Local historic districts are designated by the City Council and administered by the HDLC. In local districts the HDLC regulates exterior changes, reviews new construction and demolition requests and can cite owners for demolition by neglect.
The catch is that its reach varies. The HDLC lists Uptown, Parkview, Carrollton and Mid-City as partial control districts with demolition review only, with Carrollton Avenue itself under full control. In those four districts, it says it has no jurisdiction beyond applications that meet its demolition definition. Other local districts carry broader review, so the district attached to your address matters.
What the HDLC counts as a demolition
To the HDLC, demolition does not only mean knocking a house down. Its definition, applied over a five year period, includes:
- Removing or restructuring more than half of the exterior wall area
- Removing or altering more than half of the existing roof structure
- Removing or covering more than a quarter of the historic materials on the front facade
- Raising an existing building to create new habitable space
So a large camelback addition or a plan to raise the house can land in front of the commission, even in a partial control district.
Uptown sellers ask: does every house need HDLC approval?
No. Some Uptown blocks are inside a local historic district and some are not, and the rules inside each district differ. A National Register listing on its own does not create HDLC review, and the sale itself is not something the HDLC reviews, because its process covers exterior work and demolition, not a change of ownership. Check your address with the HDLC before you plan any work.
Talk with us about your Uptown house or call (504) 920-4747.
Selling an older Uptown house as-is
The rules tend to surface as a stalled addition that waited on review, a demolition by neglect citation, exterior work done without a Certificate of Appropriateness or a buyer who wants to know what is allowed. The HDLC says it cannot force an owner to restore a property, but open issues still belong in the conversation. Louisiana sellers generally complete a property disclosure form, so ask your closing attorney what applies.
If the house needs a roof, foundation work, wiring or termite repairs, you do not have to take it on. Selling as-is to a cash buyer means the buyer accepts the condition, and any open review questions, in writing. Our guides to selling an old Irish Channel shotgun as-is and selling an Uptown New Orleans house for cash go deeper.
Inherited an Uptown house in a historic district?
Many Uptown houses come to a family after a loss. If that is where you are, please be gentle with yourself. Nothing has to be decided right away. Keep the house locked, insured and checked on, and set aside the photos and papers that matter before anyone talks about a cleanout.
In Orleans Parish, successions run through Civil District Court, and heirs generally need a judgment of possession, or court authority for a succession representative, before they can sell. Our page on selling an inherited house in New Orleans and our guide for heirs of an inherited Garden District house cover more.
HDLC vs National Register: FAQ for Uptown sellers
Do I need HDLC approval to sell my Uptown house?
No. The HDLC reviews exterior work, new construction and demolition in local historic districts, not a change of ownership. If an HDLC application or violation is open on the house, tell the buyer about it.
Is all of Uptown under HDLC review?
No. Some Uptown blocks sit inside a local historic district and some do not. The HDLC lists the Uptown local district as partial control with demolition review only, and other local districts carry different levels of review. Check your address with the HDLC.
What does a National Register listing mean for my house?
National Register districts in Louisiana are administered by the State Historic Preservation Office. For a private owner, the listing mainly brings possible federal tax credits for income producing buildings and limited review of federally funded projects. It does not create HDLC review by itself.
Can I sell a house with an open HDLC violation or a stalled project?
Yes. Tell the buyer what is open, what was submitted and what paperwork you have. A cash buyer can purchase the house with those questions still pending, and your closing attorney can explain what to disclose.
We inherited an Uptown house. Where do we start?
Start by taking care of your family. When you are ready, keep the house locked, insured and checked on, gather the will, the deed and recent bills, and talk with a Louisiana succession attorney about who has authority to sign.
How do I request a cash offer for my Uptown house?
Use the form near the top of this page or call (504) 920-4747. Tell us the address, the condition and any historic district questions. Ask for the terms in writing, review them with anyone you trust and pick the closing date that works for you.
Talk with a local team about your Uptown house
Andrew Rodriguez and Tony Bertucci handle every purchase personally. Tell us the address and what you know, and you receive a written cash offer with no obligation to accept. You pick the closing date. Request your offer below, call (504) 920-4747 or see how we buy houses.
Request your written cash offer or call (504) 920-4747.