Exploring the Beauty and Challenges of Back Bay Brownstones.
Collin Bray, a seasoned real estate professional with deep experience in Boston’s historic neighborhoods, joins us to discuss what makes Back Bay’s brownstones so unique and desirable. In this Q&A-style conversation, we explore Collin’s insights on architectural charm, building maintenance, buyer concerns, and more.
KEVIN: What makes the Back Bay’s brownstone architecture unique or desirable compared to other neighborhoods in Boston?
COLLIN: Every facade detail is vibrant & curated. Can you imagine sitting down to a 5-Star dinner each night? When you sit down, you know the Chef cooks world-class quality food. Tell me, how excited would you be before the food is even served!? Plus, we don’t always know what is on the menu. What fun! Every time you walk around Back Bay, you are surprised by a new design, a new doorway pattern, or a new hidden arch window you had never noticed. Back Bay Architecture activates ALL the human senses. Touch, sight, hearing, smell & walk to Newbury Street for taste! This architecture is frozen in time & preserved. We are so lucky that we can appreciate Art in the Building form. The Back Bay is the most special neighborhood in the world.
KEVIN: What are the common issues or concerns that prospective buyers have when touring 19th-century homes in this area?
COLLIN: The real question is this. What do human beings have in common when they want to live in a historic building? I would say Charm. character, historic features and a personalized neighborhood feel. Summarized, NOT a modern new glass tower. Built in 1880-1900, older buildings have old issues and new issues.
KEVIN: How have buyer expectations changed in the past decade with respect to historic buildings?
COLLIN: Hard to say they have at all. At every stage in life, if we search for housing, we want it all. If your personal expectation is that winning is getting 3/5 of your top amenities, you win. As we age, elevators and direct parking become less negotiable. I do not see fewer cars or lower demand for parking. I want to believe we will bike, walk, Uber & T more, but I haven’t seen it. Consistent for the past two decades that I’ve been selling real estate; car access & parking remain of high value.
KEVIN: You mention car access is something that is in demand, is that garage parking or street level parking? Do people have roof deck space in their garages, or do they think about how those structures age?
COLLIN: All the above. Street-level parking (alleyway) access to the rear is more common than a private garage. For example, in Back Bay, we have 36 blocks from Arlington Street down to Charlesgate East, Beacon Street, Marlborough Street & Commonwealth Avenue. Out of those 36 blocks, you have approximately 1100 buildings. There are ONLY 183 Garages that exist, which makes it rare. Only 15% of Back Bay brownstones have heated garage parking. Yes, we do see a rear deck outdoor space located above a rear garage. Owners look at those structures are part of the total building envelope related to preservation and repairs.
KEVIN: From your experience, what building conditions tend to raise red flags during a sale (e.g., roof condition, masonry cracking, window performance)?
COLLIN: There is a bit of a misconception about the costs of repairs. Most buyers, even multi-million-dollar clients, tend to think a rubber roof is the most expensive capital improvement. It’s not! Then boiler!! Nope, go fish. The answer is repointing & masonry work. That work is of high importance. #1! It is also the most expensive capital project for a Brownstone building
KEVIN: How often do buyers or sellers bring in building consultants or engineers prior to sale, or do they only bring in home inspectors?
COLLIN: Fairly rare. Mostly just a home inspector. My personal experience in our real estate industry is that if you tend to only call a building consultant or engineer when there is an “Oh crap, we have a problem” moment. The lesson here is, don’t wait, folks. Prepare before you have an issue, AKA CALL KEVIN 🙂
KEVIN: Couldn’t agree more, Collin! It is amazing how many people have service contracts for their air conditioner or boiler to prevent them from having issues, but the exterior of their building they don’t think twice about! Do you ever come across listings or transactions where building envelope issues (like water intrusion or facade deterioration) significantly affect property value?
COLLIN: I do see two preparation studies from time to time.
- Building envelope study.
- Condo Reserve study.
If there is water intrusion or facade deterioration and little or zero information about a building’s repair plan, that is an issue. Red flag. Buyers always have questions, and as a Seller, you need clear answers. The key? If you are a Seller who is listing your prized Brownstone for sale, you MUST provide consumer confidence. Transparency & solutions to any building envelope issues equals green lights. We like green! It means my Sellers can pass GO and collect $200.
KEVIN: What types of exterior upgrades have you seen that add the most resale value or curb appeal?
COLLIN: For many, it is still an aesthetic game. Lovely front gardens and rear patios add value. Condition of the front stoop, railings & beautiful front door. These add value. These are a few examples of Back Bay Brownstone curb appeal. Funny side note, more often than not, I look at the rear exteriors of buildings first. Why? To see if the back parking area is done in brick or asphalt. Brick or nice cement pavers are an elevated look. Did anyone add EV chargers? Are the parking spaces narrow in width, or do they have a tough turning radius? Are the parking spaces “1 car full spaces” or longer 2-car tandems? Where does ownership keep trash bins? How do the abutter/neighbors’ yards look? Does the facade need repointing, and how do the windowsills look? The amount of information I can gain from that simple two-minute pre-showing exercise! This has been a game-changer in how we provide unique value to our Brownstone clients.
KEVIN: It is amazing what can be gained from a very simple overview. While you do it pre-sale, we recommend that homeowners/property managers conduct a quick once-over at least twice per year to see what has changed. Even something as simple as some overview photos that you can compare year over year shows how certain aspects degrade quickly than others.
For the landmark repairs, would you say it’s critical to start the landmark review process before you really need that emergency repair? Proactive allows you to plan better and get the best bang for your buck.
COLLIN: Yes and no. If you start a review process with Landmarks, it means you’ve identified the issue and hired somebody to do the work. AKA, you are moving forward. It is important to know about Landmarks and their review process. What is KEY? To have preventive measures in place. IE, Annual inspections of your exterior masonry solve any “emergency” needs.
KEVIN: What advice do you give buyers moving into a 100+ year old property in terms of maintenance planning?
COLLIN: Embrace, love & accept each Brownstone for how perfectly “IMPERFECT” they all are. If you do want to make improvements, they do add value and maintain the properties. You can also educate yourself, so you feel confident that if you want to make an exterior change, you can follow the BBAC Guidelines. I’ve attached a copy of those. This covers what owners might be wondering about? IE: Additions, Roof decks, windows, iron railings, doors, exterior colors & masonry preservation.
KEVIN: Do you recommend pre-listing condition assessments for brownstones? Why or why not?
COLLIN: It depends on the specific property, size, and conditions. Each property is special, each unique. Some need preparation & pre-listing love. Some just need to run.
KEVIN: Can you share a story where someone conducted exterior repairs prior to a sale, and they failed? Perhaps a roof leak during a showing or something like that
COLLIN: Embrace, love & accept each Brownstone for how perfectly “IMPERFECT” they all are. If you do want to make improvements, they do add value and maintain the properties. You can also educate yourself, so you feel confident that if you want to make an exterior change, you can follow the BBAC Guidelines. I’ve attached a copy of those. Covers that an owner might be wondering about? IE: Additions, Roof decks, ironsork, windows, doors, exterior colors & masonry preservation.
KEVIN: Do you recommend pre-listing condition assessments for brownstones? Why or why not?
COLLIN: It depends on the specific property, size, and conditions. Each property is special, each unique. Some need preparation & pre-listing love. Some just need to run.
KEVIN: Can you share a story where someone conducted exterior repairs prior to a sale, and they failed? Perhaps a roof leak during a showing or something like that.
COLLIN: Ready to giggle at my expense? The true failure story is with my own purchase of my own home on Commonwealth Avenue in The Back Bay. As part of my Offer to Purchase, I waived my home inspection. I purchased AS IS, WHERE IS. By doing this, I fully accepted that RISK. I budgeted for an “Oooo Crap” moment. After a 12-month total renovation “to the studs” I moved into my dream nest. 3 days later, I heard “drip, drip, drip.” in my home office. Oooo no!! I called my neighbor to ask, “How old is the roof?” She told me, “I’ve lived here for 25 years, and we have never replaced it.”
The next month, our HOA had to install a new rubber roof, and I paid for it. My life lesson? Big risk, big reward. Big reward, big risk. I traded my dream home for a few drips and some dollars $. Today I slept like a baby, and I haven’t thought about that issue in years. What a life! We live to learn from each challenge. My parents taught me to never forget how lucky we are.
KEVIN: Ouch, a 25-year-old roof system can be a testament to the installer and the designer, as well as maintenance, or it can be blind luck! In your own emergency repair project, did you evaluate different systems or only go with the contractor that proposed the most cost-effective solution? There are roof systems out there with longer warranty periods, but we like to say a warranty only covers 8 ½ x 11 and is only water-tight if it is laminated, meaning it needs to be designed, installed, and maintained correctly!
Do you maintain your roof, and if so, how do you do it from a homeowner’s perspective?
COLLIN: I do nothing but eat, drink, and be merry on my roof deck. Who else can relate?! Yes, our building does have a Roofer who comes to inspect every few years. We keep an eye on the flashing corners, the rubber flashing around the skylights, and any “pooling” water. That could mean your roof pitch is having an issue, so that water is not making its way properly to your downspouts. The cost was neither the most expensive nor the least expensive. We had a few quotes, and then the HOA chose a rubber roof system with a warranty.
Collin Bray
President of Sales
Century 21 Cityside
Kevin M. Duffy
Principal
Duffy Engineering
