505 W. Chapel Hill (The Home Security Life Building) Advocacy Updates

Julianne Patterson • June 30, 2025

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.

Federal Threats to National Historic Preservation Act Section 106

By Caitlin Avinger • July 31, 2026
Earlier this month the federal government put forward a draft proposal to rewrite Section 106 of the National Historic Preservation Act. This would be disastrous for the nation’s historical, cultural, and tribal treasures both across the country and at the local level. The National Historic Preservation Act was signed into law in 1966 and, for 60 years, Section 106 of this act has provided a framework for any development projects with federal funding to work with preservationists, cultural heritage experts, and tribal nation leaders to preserve and protect culturally significant structures and spaces. The goal of Section 106 has always been to reach consensus between the developers and the affected communities. On America’s 250th anniversary, the federal government is now proposing that that consensus -- which has been the foundation of the preservation of countless historical landmarks, the protection of wilderness lands, and more -- is not necessary. According to the draft proposal, agencies would no longer be required by federal law to protect areas of historical, cultural, or tribal significance. It would be at their discretion to consider what is and is not historic, and thus worthy of saving. Developers using federal funds will no longer be required to speak with the communities that their projects will be affecting. If developers choose to set up venues for discussion, the developer will oversee the facilitation. What this means in practice is that the bulldozers can show up and begin tearing down a community cemetery, landmark, or wilderness space without any previous discussion or warning. Once an unspoiled landscape, burial site, or local landmark is destroyed, there is no replacement. This proposed rewriting of Section 106 deprives communities of their recourse to argue for the importance of their historical and geographical assets. As a result, the only recourse will be protest and litigation. Six decades after the National Historic Preservation Act was signed into law, providing an ethical and balanced pathway to both preservation and development, the federal government is proposing to do away with this precedent. They are instead proposing to replace this key framework of partnership and consensus between communities and the federal government with a new standard that would eliminate the voice of the communities and provide developers with sole discretion over the outcomes of their projects. Preservation Durham stands in strong opposition to the proposed rewriting of Section 106. At this time, the proposal is only in draft form, but once it has moved through the process and is approved, it will only take another 30 days to go into effect. The time is now for the Durham community to use their voices. If preservation of Durham’s historic landmarks, community cemeteries, cultural heritage parks, and historic neighborhoods is important to you, then we encourage you to use your voice! While the prospect of the elimination of Section 106 is gut-wrenching, it is important to know that we are not alone in the fight. The National Trust for Historic Preservation, Cultural Heritage Partners LLC, the National Association of Tribal Historic Preservation Officers, and the National Conference of State Historic Preservation Officers are all in collaboration to prevent the elimination of Section 106. Here are ways that you can also get involved:

Durham Athletic Park Feasibility Study Updates

By Julia Lasure • November 7, 2025
Durham Athletic Park Feasibility Study Updates and Advocacy Alerts

Chicken Hut Officially Designated As Local Landmark!

By Julia Lasure • October 1, 2025
Update (10/7/2025): At the October 6th Durham City Council Meeting, the Chicken Hut was officially designated as a Durham local landmark! Congratulations to the Tapp family and thank you for the incredible legacy of Claiborne and Peggy that now lives on in Tre and all of your team! The Chicken Hut encapsulates the soul of Durham. The history of the Chicken Hut captures almost 70 years of activism, support, and communal gathering in Durham. The Chicken Hut has given so much to the community, and this designation speaks to that. If you haven’t already, we urge you to watch the hearing to hear the amazing discussion from last night’s meeting. We look forward to continuing to celebrate the Chicken Hut during our annual awards ceremony and preservation party on November 18th at ReCity Network, for their dedication to preserving their family's legacy through the local landmark nomination process. To learn more about the hearing and nomination process, check out these articles: - News and Observer - CBS 17