DONNA ANN HARRIS HERITAGE CONSULTING INC. New Solutions for House Museums

DONNA ANN HARRISHERITAGE CONSULTING INC.

New Solutions for House Museums

Agenda

Copyright 2010 Donna Ann Harris all rights reserved

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Discuss why the professional history community is concerned about house museums

Why understanding options now can help create a more sustainable future for your site

8 solutions in US and CanadaExpanding existing partnershipsGroup exerciseQ & A

Research findings


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Mid-Career Fellowship from the James Marston Fitch Charitable Foundation, NYC

New Solutions for House Museums, AltaMira Press, April 2007

Living Legacy ProjectKykuit II conference28 Speaking

engagements nationwide

Why are house museums in trouble?


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Few nonprofit owned houses have endowments

Volunteers and Board members are “retiring” and few young people are taking their places

Houses have a backlog of deferred maintenance problems

Attendance at historic house museums has been falling for 20 years

Historic Adams House

Deadwood SD

Source: Adams House

Why are house museums in trouble?


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Fundraising skills of current board cannot keep pace with building/collection needs

More competitionHouse museums still

are the “default” useDoes it HAVE to be a

house museum?Elfreth’s Alley, Phila PA

HHMs sold closed or under threat


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Carters Grove, Williamsburg VAThe Mount, Lenox MAMark Twain House, Hartford CTSamuel May Williams House, Galveston TXMagevney House Museum, Memphis TNState owned historic sites in IL, GA, OH,

CA, FL, PAAnd others

Research findings


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Two fundamental choices for historic sites seeking alternatives to traditional house museum model

Non-house museum use 8 alternatives

House museum use

8 alternatives

Casa Amesti, Monterey CA

New solutions


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8 solutions presented16 case studies8 case studies have a

non-house museum use

8 case studies have a house museum use

Hazelwood, Upper Marlboro MD

A. Non-house museum uses


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1. Program for mission-based use

2. Long term leases any use resident curator

3. Short term lease caretaker4. Sell the house to a

private owner with easements

5. Donate the site to a governmental or other non-profit entity.

Margaret Mitchell House, Atlanta GA

1. Program the site for a non-house museum use


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Program the site for a mission based use, but not a static house museum use Educational programming Mixed use

Still retains nonprofit ownershipRehab for this use can be costlyStill have maintenance and ownership

obligations

Case study: 1800 House


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Nantucket Historical AssociationEducational facility to teach traditional

Nantucket arts and craftsAdult and children’s workshop settingCost $880,000 to restore and insert new

useOpened Spring 2005Great success

1800 House, Nantucket MA


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Case Study: Alice Paul Foundation


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Paulsdale, birthplace of Alice Paul, author of Equal Rights Amendment

Farmhouse in suburban NJ, 6 acres, surrounded by subdivisions

Dedicated to the ideals of Alice PaulDeliberate decision NOT to be a house museumA long slog to raise funds to buy and rehab $2MSuccessful programming, on-going mission Leadership center for women and girls

Alice Paul Foundation, Mt. Laurel NJ


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Other options: mission based use


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Retreat facility/guest houseMuseum shop, staff offices, collections

storageOther uses consistent to the ideals of the

person being honoredOther uses needed by the community

surrounding the building

2. Lease for a non-house museum use


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House museum seeks a new user for the property from the private marketplace

Long term lease may permit financing for repairs (depending on lease terms)

Could be a mixed use Could be partially income producing use

Case study: Resident Curator


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Historic site owner solicits for a “resident curator”

Curator leases the site for 40 years Curator restores, maintains and lives rent

freeHistoric site owner manages the

lease, gets no rentOther state park dept with this

program: MD, MA, DE



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3. Short term lease-non house museum use


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Written lease, usual provisionsAssumes lease holder is making no

improvementsCan charge rent or not if duties are

includedCaretakers are typical usersSome require that the caretaker open the

house for tours

Case Study: Meadows Foundation


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Meadows Foundation founded 30 years ago to save one house

Now leases five houses on long term master lease from Township of Franklin

Broad range of events for the public at these sites

The caretaker is an ambassador to the public

The property is open to the public monthly and for special events throughout the year.

Meadows Foundation, Somerset NJ


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3. Sell to a private person with easements


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Sell former house museum to a private owner

Market rate sale, not a bargain saleDecide who will hold easement Place easement on property to assure

preservation forever before listing with broker (often will diminish value of property)

Place proceeds from sale into endowment or spend for mission related purposes

Case Study: Elfreth’s Alley Association


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6 properties acquired in the 60’s to prevent demolition

All rented out, none thoroughly restoredOrganization eventually used 2 as house

museumsTook 40 years to decide to sell other 4

properties to private ownersSale proceeds into endowment Façade, interior and open space easements Self policing easement, troublesome

Elfreth’s Alley Association, Philadelphia PA


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Case Study: Germantown Historical Society


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Historical society acquired 6 properties through purchase and gifts over many years

All located within a blockLibrary, storage and museum uses in 4

properties Small endowment, no money to restoreDecided to consolidate into one buildingSold 4 properties with easements to a

developer to restore as apartments

Germantown Avenue, Philadelphia PA


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4. Sell or donate to government or nonprofit


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Donate outright or bargain sale to a nonprofit or government that has the means to restore and maintain

The last resortMost entities request endowment funds to

operateBuildings in excellent condition have more

optionsBuilding must have a champion or be exceptional

example of its style or typeLobbying is essential for this transfer

Case Study: Adel Historical Museum


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Local Historical Society could not afford repairs

Municipality accepted offer to donate property to it with conditions for fundraising campaign

Local Main Street organization managed fundraising campaign to raise 60K to restore with volunteers

Main Street office in buildingOne room dedicated to archives

Adel Historical Society, Adel IA


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Source: Adel Historical Society

Case Study: Historic Ambassador House


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Threatened with demolition, moved in 1996 to Heritage Park

Restored with City of Fischer Bond fundsCommunity organization must help repay

bonds, furnish and outfit the spaceCreate exhibitions and maintain propertyUsed as conference, meeting

space/community meeting space, museum to Fischer history

Completely restored, difficult raising money

Historic Ambassador House, Fischers IN


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B. House Museum Uses


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1. Study House2. Leases, short/long3. Co-stewardship

agreement 4. Merger5. Sell to a non-profit

stewardship organization

6. Donate to a nonprofit Lee Boyhood Home, Alexandria VA

1. Study House


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Continue daily management of the historic house museum, but use it as a study house with limited visitation

Open by appointment onlyFully restored and maintainedPrevents wear and tear on siteLimited income is generated from tours

Case study: Historic New England


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Owns 35 historic houses14 Open year round 8 “Private Heritage Tours” first Sunday of

month in season and by appointment13 Study Houses—open by appointment onlyStudy houses are fragile properties in remote

locations with limited visitor interestCommitment to long term stewardship

Arnold House, Lincoln RI


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Source: Historic New England

2. Lease for a house museum use—short term


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House museum seeks a new user for the property from the private marketplace

A new use or retains a house museum useShort term lease does not permit financing

of repairs

Case study: Emily Carr House Victoria BC


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Provincial government sought to “devolve” all 30 historic sites

3 phase procurement process15 year license to operate as seasonal

house museumFor profit, nonprofits, individuals, tribes

were successful applicantsMixed success

Emily Carr House, Victoria BC


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Long term lease for house museum use


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Long term lease between owner and nonprofit

Long lease term allows investment to be amortized

Inspections and performance provisions common

Case Study: Robie House


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Owned by the University of ChicagoLeased for 36 years to Frank Lloyd Wright

Preservation Trust Inc.Took 2 years to negotiate leaseManaged and operated by FLW

Preservation TrustRaising 10M to restore, performance

provisions in leaseUsed as a house museum

Robie House, Chicago IL


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3. Co-stewardship agreements


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Formal agreement to cooperate Both parties must benefit Usually for a short period of time, a test Short of a merger Great way to learn about a merger partner

before launching these discussions

Case Study: Historic Adams House


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City of Deadwood owns the houseAdams Museum and House owns the

collections and manages the siteEach entity responsible for their role and

half the cost to operateYearly budget and “management

agreement”Very diversified revenue sources

Historic Adams House, Deadwood SD


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Source: Adams House

4. Merger


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Formal merger of two organizations, creating successor organization

One board dissolvesEconomies of scale often drive these Cost cutting and staff realignments occurLocation issues paramountFunders often press for these

Case Study: Cliveden & Upsala


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Across the street from each otherHistoric Upsala Foundation started in 1944;

Cliveden in 1972, donated to NTHP with local stewardship organization

Upsala had no endowment, viability concernsDiscussions occurred over 4 yearsUpsala use changed to meeting, events,

officesCliveden house museum use

Cliveden and Upsala, Philadelphia, PA


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Case Study: Mitchell House & Atlanta History Center


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Gone with the Wind novelist’s apartment in 1932

Purchased in 1987Center for Southern Literature created: book

signing events, literacy training, Pen/Faulkner Writers in the Schools program

Break even venture; wanted access to larger Atlanta History Center

Closed by AHC in 2005- as part of realignment

Margaret Mitchell House, Atlanta GA


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5. Sell to another stewardship organization


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Sale to a new stewardship organization better able to manage the site as a house museum

Can use an existing or create a new entity to hold title/manage site

Sale would be for a nominal sumNeed for an endowment

Case study: Casa Amesti


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Willed to NTHP in 1953, no endowmentTwo, 20 year occupancy agreements with

Old Capital Club, a private eating club Concern about perception of public access

per Federal grant requirementsTook 15 years to craft new stewardship

arrangement; endowment and easement agreement prior to transfer

Casa Amesti Foundation, great success

Casa Amesti, Monterey CA


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5. Donate to a nonprofit or government


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Donate outright or bargain sale to a nonprofit or government that has the means to restore and maintain

The last resortMost entities request endowment funds to

operateBuildings in excellent condition have more

optionsBuilding must have a champion or be exceptional

example of its style or typeLobbying is essential for this transfer

Case Study: Irwin Miller House


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Owned by Miller family who wanted to preserve house but not adequately endow it (5M, needs 10M)

Eero Saarinen architect, Alexander Girard interiors, Dan Kiley landscape, perfect condition

Indianapolis Museum of Art decided to accept donation

Little art or furniture came with propertyFundraising happening now

Irwin Miller House, Columbus IN


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Thinking about your options

Building ownership drives use options


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Do you own the real estate?

Do you have a lease?Is there any formal

agreement ? Do own a collection

related to the site?Do you provide

programming at the site?

Point Ellice House, Vancouver BC

Building and site size drive use options


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A use that fits the size of the house

Do you have grounds?Ancillary buildings?Urban setting?Programming &

Partnerships

Paulsdale, Mt. Laurel NJ

Building condition drives use options


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Buildings in excellent condition have more choices

Buildings in poor condition have few choices

See chart p. 100 Carr House, Victoria BC Canada

Old models


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House museum model is not working like the past

May not be appropriate for many

Some are questioning Heritage Tourism as a motivator for preservation

Fragile nature of non profits today

Lee Boyhood Home, Alexandria VA

New models


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More options=more potential for success

Create partnerships: both informal or formal

Unique solutions for unique properties and stories

Loudon, Philadelphia PA

Community centered/membership based


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John and Anita Durel, “A Golden Age for Historic Properties”

Meadows Foundation, Somerset NJ

Partnerships


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Partnerships are a good option to pursueBoth partners must feel there is a real benefit Formal vs. informal partnerships

Formal: ownership, management, staffing, collections care

Informal: joint programming, referrals, exhibitions, tours

One time or longer term projects Some informal partnerships could lead to

more formal partnerships later

Relationship building for joint projects


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Joint projects take more time and work than expected

May be the only way to get your goals met

May involve considerable compromise

Complexity may hamper initial discussions

Subject to personnel and board changes

Mill Grove, Audubon PA

Making partnerships work better


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Get it in writing: leases, agreements, work plans

Have clear goals/objectives/standards/time lines

Insist on regular communicationLearn about each otherSet time limits, renegotiate, do bigger

projects togetherJoint decision making (if appropriate)

Exercise


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Groups of 5 or 6 people, preferably people you do not already know

Discuss the case Please print your ideas!Identify a spokesperson Make a 2 minute

presentation for your group

I will type up & circulate

Mill Grove, Audubon PA

What do these solutions say?


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“Are there too many house museums?”

Many optionsPartnerships with

Government Education Other nonprofits

Elfreth’s Alley, Philadelphia PA

Recap


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Why are current house museums in trouble?

Research findingsOverview of 8

solutions16 case studies Understanding

your options PartnershipsQ and A

Miller Irwin House Columbus IN

Q and A


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Book signing


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Where to get more information


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Donna Ann HarrisPrincipalHeritage Consulting Inc.422 South Camac StreetPhiladelphia, PA 19147215 546 1988 phonedonna@heritageconsultinginc.comwww.heritageconsultinginc.com

Documents

DONNA ANN HARRIS HERITAGE CONSULTING INC. New Solutions for House Museums