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The Kennon House is a rare surviving example of mid-nineteenth-century Carpenter Gothic architecture in St. Louis. Constructed in 1858 in the independent town of Carondelet, the house remains a contributing structure within the Central Carondelet Historic District. After more than 165 years of continuous use, the building retains much of its historic character, including its distinctive board-and-batten siding, lancet-style windows, and decorative Gothic woodwork.
Restoration Goals
The restoration program focuses on four primary objectives:
Preservation of Historic Fabric
Original materials and architectural details are being preserved and repaired wherever feasible. This includes maintaining historic wood siding, decorative trim, window openings, and other defining elements of the Carpenter Gothic style.
Removal of Non-Historic Alterations
Where previous modifications have significantly altered the building’s appearance or damaged historic elements, these changes are being evaluated and, when appropriate, reversed in order to restore the building’s historic character.
Structural Stabilization
As with many nineteenth-century structures, portions of the building require stabilization to ensure long-term structural integrity. Work includes reinforcement of framing systems, correction of settling conditions, and repair of deteriorated structural components.
Long-Term Preservation
The goal of the current project is not simply renovation but long-term stewardship. By addressing deferred maintenance, stabilizing historic materials, and carefully reversing incompatible alterations, the restoration work aims to ensure that the Kennon House remains a preserved example of St. Louis’ nineteenth-century architectural heritage.
As a contributing structure within the Central Carondelet Historic District, the preservation of the Kennon House supports broader neighborhood efforts to maintain the historic character of the area and to protect one of the city’s remaining examples of Carpenter Gothic residential architecture.
The Project Specifics
Restoration work is being conducted in phases to allow careful documentation and conservation of historic elements as they are uncovered. As restoration progresses, additional historic details are being documented and incorporated into the preservation plan.
The project represents an ongoing commitment to preserving the architectural heritage of Carondelet while ensuring that the Kennon House remains a living part of the neighborhood for generations to come.
The estimated total cost of acquiring and preserving the property is $595,000.
The property was acquired (without financing) for $123,000 on 10/20/2022.
So far, there have been ~$55,000 worth of work performed on the house in an effort to stabilize the property and prepare it for preservation and restoration:
ARCHITECTUAL ASSESSMENT $X,XXX.00
PLUMBING INSPECTION $X,XXX.00
TERMITE INSPECTION/TREATMENTS $X,XXX.00
EMERGENCY STABILIZATIONS $X,XXX.00
WINDOW REPAIRS $X,XXX.00
HVAC INSTALLATION $21,025.00
SUMP PUMP REPLACEMENT $X,XXX.00
ELECTRICAL PANEL UPGRADE $13,679.00
TEMPORARY ELECTRIC/LIGHTING $X,XXX.00
ROOF PATCHING $795.00
SIDING REPAIR $X,XXX.00
BASEMENT WIRING $X,XXX.00
GROUNDS WORK $X,XXX.00
MODERNIZATION REVERSALS $X,XXX.00
INSURANCE $X,XXX.00
REMOVAL OF KNOB AND TUBE $X,XXX.00
There is an estimated $415,000 worth of activities planned:
PLUMBING $15,000.00
ELECTRICAL $5,000.00
CAT5 $5,000.00
HVAC $2,500.00
WALLS $20,000.00
WOOD TRIMS $10,000.00
FLOORS $35,000.00
FIREPLACE $20,000.00
INSULATION $10,000.00
SIDING $10,000.00
WINDOWS $15,000.00
STRUCTURAL $5,000.00
LIME MORTAR $1,000.00
STAIRS $15,000.00
CRAWL SPACE $10,000.00
DOORS $7,000.00
RESTORE AWNING $6,500.00
FRONT PORCH $1,000.00
ROOF $40,000.00
KITCHEN $65,000.00
BATHROOMS $90,000.00
GUTTERING $5,000.00
MISCELLANEOUS $25,000.00
We plan to fund these projects through a combination of private funding, grants, tax credits, and construction loans:
Private Funding ~$200,000
Missouri Preservation Tax Credit ~$105,000
Grants ~$50,000 (Target)
Construction Loan est. $240,000
Tax Deferral ~$10,000 (10yrs)
Know of a grant or financing opportunity for historic strutures? Send an email to contact@kennonhouse.org
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