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History
An important historical association.
Town of Palm Beach · Guide
Renovating a landmarked house.
The short answer
Any exterior change to a landmarked property in the Town of Palm Beach needs a Certificate of Appropriateness from the Landmarks Preservation Commission. Like-for-like maintenance doesn't, and the Town grants no demolition permits for designated landmarks.
328+
Landmark properties, sites and vistas the Town protects.
$1,000
A Certificate of Appropriateness application.
10 years
The Town tax exemption on qualifying restoration.
- Updated
- . Checked against the Town of Palm Beach’s published rules.
- From
- GCS Palm Beach, the company of Philip Modenos, Florida Certified General Contractor CGC057454 (opens the state record)
What is a landmarked property?
The Town Council adopted the Historic Preservation Ordinance in 1979. It’s now Chapter 54 of the Town Code, and the Town says over 328 landmark properties, sites and vistas are protected under it.1
A building can be landmark-worthy for any of three reasons:
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Design
An outstanding example of architectural design.
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Authorship
Significant work of a notable architect or master craftsman.
Designation runs in four steps:1
- The Landmarks Preservation Commission decides the building is worthy of study.
- The Town's consultant studies it.
- The Commission holds a public hearing and votes whether to recommend designation.
- The Town Council ratifies the recommendation.
Is my house a landmark?
The Town’s Historic Resources Map shows landmarked properties, properties under consideration, Historically Significant Buildings, historic trees, historic districts and scenic vistas.2
Historically Significant Buildings and historic conservation districts have their own rules, in Chapter 18, Article VI of the Town Code.3
What needs a Certificate of Appropriateness
No landmark may be erected, altered, restored, moved or demolished without a Certificate of Appropriateness (COA) from the Landmarks Preservation Commission. The same goes for any building or site feature on a landmark site or in a historic district: landscaping, garden walls, pools, fountains and the like.4
The COA covers the exterior:
- Style, scale and design
- Materials and textures
- Roof, window, door and sign types
The Commission doesn’t review interior arrangement or use, except where it affects the exterior. And the Building Official can’t issue a permit for an exterior change to a landmark, a landmark site, a historic-district property, or a property under consideration without a COA.45
What doesn’t need one
No demolition of designated landmarks
The Town Code says demolition permits are not granted for designated landmarks. A renovation works with the house that’s there.8
A big renovation can also trigger the flood rules. See the 50% rule.
The Landmarks Preservation Commission
The Commission has seven members. Two or three are registered Florida architects, and members serve staggered three-year terms. It meets monthly, on the third Wednesday.19
Remaining 2026 meetings: October 21, November 18 and December 16. January 2027 is to be determined.10 Applications follow the Town’s development review steps (laid out in the ARCOM guide); the final Landmarks submittal is one complete 11″ x 17″ mini set with the letter of intent.11
Landmarks fees
From the Town’s master fee schedule.12
| Item | Fee |
|---|---|
| Certificate of Appropriateness application | $1,000.00 |
| Administrative-review COA | $150.00 |
| Resubmittal | $250.00 |
| Landmark tax abatement | $1,500.00 |
The landmark tax exemption
A landmarked property can apply for a Town tax exemption. It covers 100 percent of the assessed value of qualifying restoration, renovation or rehabilitation improvements, applies to Town-levied taxes only, and lasts ten years.1314
Rules change; check with the Town (Planning, Zoning & Building, (561) 838-5431) for your property.
How GCS helps
Philip Modenos takes jobs through the Town of Palm Beach building department, the Architectural Commission (ARCOM) and the Landmarks Preservation Commission.
- Licensed 1994Florida Certified General Contractor since 1994
- About 25 yearsOn Palm Beach island every day for about 25 years
Text him the address and what you'd like to change.
Questions
- My house is a landmark. What changes?
- Exterior changes need a Certificate of Appropriateness from the Landmarks Preservation Commission. Ordinary like-for-like maintenance does not.
- How many landmarks are there in Palm Beach?
- The Town says over 328 landmark properties, sites and vistas are protected.
- Can a landmarked house be torn down?
- The Town Code says demolition permits are not granted for designated landmarks.
- Are there tax breaks for landmarked homes?
- The Town offers a 10-year exemption from Town-levied taxes on the added value of qualifying restoration, renovation or rehabilitation.
- Does ARCOM review a landmarked house?
- No. Landmarked properties, properties under consideration and properties in a historic district go to the Landmarks Preservation Commission instead of ARCOM.
Sources
The Town’s own documents and the Town Code, each read on . The numbers in the text point here.
- Town of Palm Beach, Development Reviewtownofpalmbeach.com
- Town of Palm Beach, Planning, Zoning & Buildingtownofpalmbeach.com
- Town Code Sec. 18-301 to 18-308library.municode.com
- Town Code Sec. 54-71library.municode.com
- Town Code Sec. 54-95library.municode.com
- Town Code Sec. 54-71(c)library.municode.com
- Town Code Sec. 54-71(e)library.municode.com
- Town Code Sec. 18-113(1)library.municode.com
- Town Code Sec. 54-36library.municode.com
- Town development review calendar, Aug 2026 to Jan 2027townofpalmbeach.com
- Town Development Review Instructionstownofpalmbeach.com
- Town master fee schedule (Rev. 08/11/2026)townofpalmbeach.com
- Town Code Sec. 54-196library.municode.com
- Town Code Sec. 54-197library.municode.com