What Is Home Restoration? A Simple Guide for Homeowners
Is your home showing its age—but you want to keep its original character instead of replacing everything?
You're not alone. Nearly half of all owner-occupied homes in the U.S. were built before 1980. Many homes across Mesa, Gilbert, Chandler, and Tempe fall into this category. These older properties often need work that goes beyond a quick update.
Home restoration focuses on bringing your house back to its original condition. It's different from renovation or remodeling. This guide explains what home restoration really means. You'll learn how it compares to other project types. And you'll see how to decide which approach fits your property.
We'll break down key definitions. We'll compare all three project types side by side. Then we'll help you figure out the right next step for your Mesa-area home.
What is Home Restoration?
Home restoration is the process of returning a home to its original condition. It focuses on repairing, preserving, or recreating original materials and features. Common restoration work includes fixing original woodwork, restoring vintage hardware, and matching historic finishes. Restoration differs from renovation (updating for modern function) and remodeling (changing layout or structure). Homeowners often choose restoration for historic properties or homes with unique architectural details worth preserving.
What Is Home Restoration?
Home restoration means returning your house to its original state. The goal is to preserve or recreate the materials and features that came with the home when it was first built.
This type of work is common in historic homes. It also applies to any property with architectural details worth saving. Think original hardwood floors, plaster walls, or vintage door hardware.
Restoration projects focus on what already exists. Instead of replacing old windows, you repair and refinish them. Instead of tearing out built-in cabinets, you restore them to working order.
Here are some common restoration tasks:
Refinishing original hardwood flooring
Restoring antique windows and doors
Matching period-accurate paint colors
Repairing plaster walls and ceilings
Preserving or recreating vintage trim and molding
Our team has worked on homes throughout Mesa and the East Valley where original features were hidden under layers of updates. In many cases, the bones of the home were worth saving—and the results speak for themselves.
Learn more about our approach and values.
Home Restoration vs. Renovation vs. Remodel
These three terms get used interchangeably. But they describe different types of work. Knowing the difference helps you communicate clearly with any contractor you hire.
Restoration brings a home back to its original condition. The focus is on preserving what's already there.
Renovation updates an existing space for modern use. You keep the basic layout but improve materials, finishes, or systems.
Remodeling changes the structure or layout of a space. This might mean removing walls, adding rooms, or reconfiguring floor plans.
Here's a quick comparison:
Restoration
Goal: Preserve original condition
Scope: Repair and recreate original features
Best For: Historic homes, architectural preservation
Renovation
Goal: Update for modern function
Scope: Replace or upgrade existing elements
Best For: Outdated kitchens, bathrooms, finishes
Remodel
Goal: Change structure or layout
Scope: Alter floor plan or add space
Best For: Homes that need more space or a new layout
Example: You have original crown molding in your 1950s Mesa home. Restoration means repairing and refinishing that molding. Renovation means adding new trim in a similar style. Remodeling means removing the molding to open up the ceiling or change the room shape.
Many projects include elements of all three. A kitchen project might restore original cabinetry, renovate countertops, and remodel the layout. Understanding these differences helps you describe your project accurately from the start.
Common Home Restoration Projects
Restoration work varies depending on your home's age and condition. Here are some of the most common projects we see in Mesa and nearby cities like Gilbert, Tempe, and Chandler.
Historic exterior restoration – Repairing original facades, porches, and period details like decorative brackets or columns
Structural preservation – Fixing original framing, foundation elements, or load-bearing components without replacing them
Plaster wall repair – Restoring original plaster instead of covering it with drywall
Original flooring restoration – Refinishing hardwood, repairing tile, or preserving terrazzo floors
Window and door restoration – Repairing and weatherizing original windows rather than replacing them with new units
Vintage fixture preservation – Restoring original hardware, light fixtures, or built-in features
One thing we've learned from years of working on older East Valley homes: original hardwood often hides under carpet. Homes built in the 1940s through 1960s frequently have solid wood floors that just need refinishing. Before you plan a flooring replacement, it's worth checking what's underneath.
Restoration can also include matching original materials. If your home has a specific style of tile or trim that's no longer made, a restoration contractor can source period-appropriate replacements or have them custom fabricated.
When Should You Choose Restoration Over Renovation?
Not every older home needs restoration. Sometimes renovation or remodeling makes more sense. Here's how to decide which approach fits your situation.
Choose restoration if:
Your home has historic or architectural value worth preserving
You live in a historic district with rules that require restoration methods
Original materials are still in good condition and can be saved
You want to maintain the home's character rather than modernize it
Resale value matters—restored historic homes often sell at a premium
Mesa has historic preservation ordinances and a Historic Preservation Board that oversees properties in designated districts. If your home sits in one of these areas, you may need a Certificate of Appropriateness for exterior changes. Restoration methods help you stay compliant while protecting your home's value. Gilbert, Tempe, and Chandler also have their own historic preservation programs with similar guidelines. For detailed guidance on restoration standards, the National Park Service's Secretary of the Interior's Standards offers a useful framework used across the country.
Original materials also tend to be higher quality than modern replacements. Solid wood doors, plaster walls, and old-growth hardwood floors were built to last. When these features are still in decent shape, restoration often costs less than full replacement—and keeps the craftsmanship intact.
Some homeowners simply prefer the look and feel of an original home. If you bought your house because of its character, restoration helps you keep what made it special in the first place.
How to Find the Right Restoration Contractor
Restoration work requires a different skill set than standard construction. Here's how to find a contractor who can handle your project the right way.
Look for experience with older homes – Ask how many restoration projects they've completed. A contractor who mostly builds new homes may not understand the techniques needed for historic materials.
Ask about local building codes and preservation rules – If your home is in a historic district, your contractor should know the requirements. They should also be familiar with Mesa and Maricopa County permit processes.
Review their portfolio – Look for projects similar to yours. Photos of past restoration work show whether the contractor can match original materials and finishes.
Verify licensing and insurance – In Arizona, general contractors must be licensed through the Registrar of Contractors. Ask for proof of liability insurance and workers' compensation coverage.
Check references – Talk to past clients about communication, timelines, and quality of work. Ask if the contractor respected their home during the project.
When you contact us about a restoration project, we start with a walkthrough of your home. We look at what's original, what's been changed, and what can be saved. From there, we put together a clear scope of work and estimate—so you know exactly what to expect before we start.
Ready to discuss your project? Request a free project estimate from our team.
