Certificate of Appropriateness Cost: What Property Owners Should Know
If you own a home or building in a local historic district, you may have heard that you need a Certificate of Appropriateness (COA) before changing anything visible from the street. If you’re researching costs before starting a project, the first thing to know is that there is no national COA fee. The price can be zero, a few hundred dollars, or more than a thousand dollars depending on your local government, your project size, and even the fiscal year.
This is a commercial investigation of COA costs for U.S. readers. The examples below come from municipal sources in the evidence pack. Because fees change and waivers expire, always verify with your local historic preservation office before budgeting.
What Is a Certificate of Appropriateness?
A Certificate of Appropriateness is a local review permit that historically designated properties need before certain work can happen.
– In Arlington County, Virginia, a COA is required for “all proposed exterior alterations, new construction and demolition within a local historic district.” [5]
– In Mecklenburg County, North Carolina, state law requires a COA “before any material alterations are made to a designated local Historic Landmark,” and a COA is required before a building permit or demolition permit can be issued. [4]
– In New Smyrna Beach, Florida, ordinary repairs and maintenance may be done without a COA if the work does not alter the exterior appearance or alter significant architectural or historic elements. [6]
So the first cost-saving question is: does your project actually need a COA? If it is routine maintenance that doesn’t change the exterior, you may be able to avoid the application entirely. [6]
How Much Does a COA Cost? It Depends on Where You Live
The evidence pack shows a wide range of local approaches. Here is a comparison table based only on the source materials:
| Jurisdiction | Fee in Evidence | Notes |
|---|---|---|
| Gettysburg, PA | No fee for a COA or the review process [1] | No COA fee listed |
| Ames, Iowa | No charge for making application [3] | Application is free |
| Whittier, CA | General COA application fee: $1,218.00 [2] | Fees were waived for FY 2019–2020; that may no longer apply |
| Charlotte-Mecklenburg, NC | Minor works: $100; major works: tiered by estimated project cost [4] | Example fee schedule from application instructions |
| Arlington County, VA | COA required, but no fee listed in evidence | Verify current fee schedule |
| New Smyrna Beach, FL | Fees set by City Commission resolution [6] | No specific amount in evidence |
Let’s break those down.
Where the COA Is Free
Some local governments do not charge for the certificate or the review process.
The Gettysburg, Pennsylvania municipal page states: “There is no fee for a COA or the review process.” [1] That is unusually straightforward. The same page also mentions details that may be part of the application, such as “replacement window specs, material, size,” but it clearly separates the no-fee review from the documentation work you still have to do. [1]
Ames, Iowa is similarly clear: “There is NO CHARGE for making application.” [3] Ames also provides design criteria and historic design guidelines to help protect historic character. [3]
If you are comparing jurisdictions, a zero-fee COA is appealing. But keep in mind that “no application fee” does not mean “no preparation time.” You still need to gather documentation and meet the local review standards.
Where the COA Has a Flat Fee, With a Big Caveat
Whittier, California lists a “General Certificate of Appropriateness Application” with an application fee of $1,218.00. [2] However, the same source notes: “The Certificate of Appropriateness fees are waived for Fiscal Year 2019-2020.” [2]
That waiver is historical. It does not guarantee that the fee is waived today. If you’re budgeting for a Whittier property, call the planning department and ask whether any waiver is currently in effect. A $1,218 fee is a real cost, but a temporary waiver could change the math dramatically.
Where the Fee Scales With Project Cost
Charlotte-Mecklenburg, North Carolina uses a project-based fee structure. The application instructions from the Historic Landmarks Commission distinguish between:
– Minor Works COA: $100.00
– Major Works COA: based on estimated project cost [4]
The fee schedule in the evidence is:
| Estimated Project Cost | Review Fee |
|---|---|
| $0 – $100,000 | $200.00 |
| $100,000 – $200,000 | $300.00 |
| $200,000 – $500,000 | $500.00 |
| $500,000 – $750,000 | $750.00 |
| $750,000 – $1,000,000 | $1,000.00 |
| $1,000,000 and up | $1,000.00 + $500 per additional $500,000 of value [4] |
This matters for budgeting: a modest kitchen window replacement might be a minor work at $100, while a major exterior renovation could push the fee into the hundreds or thousands. The instructions also mention an Express Review option, but the evidence pack does not list the express fee. You would need to confirm the amount with the commission. [4]
Where Cost Is Not Publicly Stated in the Evidence
Arlington County, Virginia confirms that a COA is required, but the provided evidence does not include a fee amount. [5] New Smyrna Beach, Florida states that “the City Commission shall establish, by resolution, a schedule of administration fees” and that the applicant pays at submission. [6] That means the fee exists, but it is set separately from the general COA page and must be checked through the city’s full development services fee schedule.
If you are in a jurisdiction like these, don’t rely on a general page. Ask for the current fee schedule and application instructions in writing.
Other Costs and Limitations to Budget For
Money is only part of the cost. A COA can also cost you time and planning flexibility.
Review Timeline
In Mecklenburg County, “All applications for Certificates of Appropriateness shall be reviewed and acted upon within 180 days from the date the application is filed.” [4] That is up to six months. The evidence also notes that “community groups may require additional review time” and that “Staff has the discretion to limit the number of properties reviewed at any meeting.” [4]
So if you are planning a sale, a renovation, or a move, a free COA can still be expensive in terms of delay.
Review Criteria and Documentation
The COA process is not just a fee. The Charlotte-Mecklenburg instructions state that applicants need to show how the proposed changes will look and how they will affect the property. [4] You may need to submit plans, drawings, and details.
The review itself is tied to standards. Both New Smyrna Beach and Charlotte-Mecklenburg use the Secretary of the Interior’s Standards for Historic Preservation Projects or Standards for Rehabilitation as judgment guidelines. [4][6] Ames provides design criteria and historic design guidelines. [3] If your project doesn’t meet those standards, a paid fee might not be enough to get approval.
Minor Works vs. Major Works
The Charlotte-Mecklenburg instructions say that projects that “cause no disturbance to the physical integrity of the historic landmark” and signage are candidates for a lower-cost Minor Works COA, while “all other projects are considered Major Works.” [4] This distinction is a practical budgeting lever: if your project is small and non-invasive, you may qualify for a cheaper path.
Practical Recommendations for Comparing COA Costs
If you are doing a commercial investigation of COA costs, here is a balanced approach:
1. Start with your local commission, not a national guide. Fees are set by local ordinance or resolution, and there is no uniform schedule. [1][2][3][4]
2. Determine whether your project is a “minor” or “major” work. In Charlotte-Mecklenburg, that distinction changes the fee from $100 to a project-based tier. [4]
3. Get a contractor’s estimated project cost early. If your jurisdiction charges based on estimated project cost, the COA fee can change with your construction budget. [4]
4. Ask about waivers. Whittier’s fee was waived for a specific fiscal year. [2] A local government may have a similar program now, but you have to ask.
5. Confirm whether the COA fee is separate from building/demolition permits. In Mecklenburg County, a COA must be issued before a building or demolition permit can be issued. [4] That means the COA might be one of several fees in the project budget.
6. Check if your work is actually exempt. New Smyrna Beach allows ordinary repairs and maintenance without a COA if the exterior appearance is not altered or significant elements are not impacted. [6] This exemption could save you the application fee entirely.
7. Budget for time. A 180-day review window is possible in Mecklenburg County. [4] A free application is not a fast application.
The Bottom Line
The cost of a Certificate of Appropriateness is not a single number. It ranges from:
– $0 in Gettysburg, PA and Ames, IA [1][3]
– $100 or more for minor works in Charlotte-Mecklenburg [4]
– $200 to $1,000+ for major works in Charlotte-Mecklenburg, depending on project cost [4]
– Possibly over $1,200 in Whittier, CA, before considering waivers [2]
For commercial investigation purposes, the most honest conclusion is this: you cannot rely on a neighbor’s experience or a generic article. The COA fee is determined by your city, your project, and the current fee schedule. The only reliable way to know the cost is to contact your local historic preservation office and ask for the fee schedule for your specific project type.
Also note that the evidence pack does not include costs for architects, contractors, materials, or other professional services. Those costs may be far larger than the COA fee, but they are not covered by the sources cited here. Verify those separately with local professionals.
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Affiliate disclosure: This is an independent commercial investigation. It contains no affiliate products or sponsored links, and no product was mapped for this subject.
Sources
1. Obtaining a Certificate of Appropriateness (COA) | Gettysburg, PA
2. Certificate of Appropriateness (General) – Whittier, CA
3. Certificate of Appropriateness (COA) – City of Ames, Iowa
4. Application Instructions for a Certificate of Appropriateness – Charlotte-Mecklenburg Historic Landmarks Commission (PDF)
5. Certificate of Appropriateness – Arlington, VA
6. Certificates of Appropriateness – New Smyrna Beach, FL
