505 W. Chapel Hill (The Home Security Life Building) Advocacy Updates
UPDATE 12/30/2025: Since June, Preservation Durham has been advocating for the City to subdivide the four-acre parcel to carve out the historic Home Security Life Insurance Building and negotiate a direct sale to Preservation North Carolina. This would allow Preservation NC to work with an experienced development team on a smaller-scale rehabilitation of the historic structure. This approach has been used successfully across North Carolina for decades, made possible in large part by special legislation that is now more than 40 years old. Preservation NC has earned a national reputation as a “developer of last resort,” helping municipalities responsibly steward so-called “white elephant” buildings. Both Preservation NC and Preservation Durham have partnered on similar projects with the City of Durham and Durham County in the past.
After months of conversations and education, we came very close to advancing this approach at the December 4 City Council work session. Council members again expressed support for the concept; however, the proposed motion was tied to additional actions that did not clearly resolve how affordable housing would move forward on the remainder of the site. As a result, the entire agenda item was referred back to staff.
Preservation Durham has consistently supported the dual priorities of historic preservation and affordable housing. We are allies in the goal of increasing affordable housing and have repeatedly emphasized that separating the historic building from the larger site would clarify—not complicate—the path forward for housing development. The fact that the motion could not be amended to separate these issues underscores our long-held concern: attempting to address both preservation and affordable housing through a single project and a single team is overly complex and ultimately counterproductive. This site requires a multi-faceted approach that brings the appropriate experts to the table for each objective.
We will continue to seek clarity on next steps and advocate for a workable path forward. However, the reality remains that this historic building cannot sit for another year without decisive action. We are deeply grateful to Preservation North Carolina and NC Modernist for their continued attention, expertise, and endurance on this initiative. Their willingness to stay engaged over the long haul and bring statewide experience and perspective to the table has strengthened this effort immeasurably. Preservation Durham is better and more effective because of these partnerships, and this work is stronger when local advocacy is supported by trusted statewide allies.
UPDATE 5/30/2025:
A staff recommendation to end negotiations with Peebles (the selected preferred developer) is on the agenda for the June 5th City Council Work Session. Read the full staff report here and Preservation Durham's statement in response.
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Preservation Durham strongly supports the rehabilitation and adaptive reuse of the historic Home Security Life Building at 505 W. Chapel Hill Street, a significant mid-century modern landmark designed by renowned architect Milton Small. Constructed as a headquarters for the Hill family’s insurance company, the building symbolized the optimism of mid-20th-century Durham and remains a key part of the city’s architectural and cultural identity. Alongside Duke Memorial Methodist Church and the NC Mutual Tower, it helps define a principal gateway to downtown.
Despite its significance, the Home Security Life Building faces the threat of inaction. The City of Durham has entered negotiations with Peebles Corporation, the third development team to take on the project, but past efforts have stalled, leaving its future uncertain. Although structurally sound, years of vacancy and deferred maintenance put the building at risk. Without a clear and feasible preservation plan, Durham could lose an architectural gem, contributing tons of material to landfills and erasing an important piece of its history.
Preservation Durham’s ideal outcome is a sensitive rehabilitation that integrates the building into a larger redevelopment, ensuring its long-term sustainability. We will continue to advocate for historic tax credits and preservation incentives to make the project financially viable, working with the City, developers, and community stakeholders to ensure a successful outcome. Our organization offers technical expertise, support in securing National Register designation, and community advocacy, including applying for preservation awards and assisting with marketing efforts. Additionally, we are prepared to accept an easement on the property to provide tax benefits and long-term protection.
Through ongoing engagement with city staff, the development team, and elected officials, Preservation Durham is committed to ensuring that the Home Security Life Building remains a proud and functional part of Durham’s built environment, rather than becoming another lost landmark.
