Demolition by Intent: Evaluating Charleston's Red X Placard Procedures, Enforcement Practices, and Communication Methods in The Loss of Historic Structures

Author

• Jessica Stech, Clemson UniversityFollow

Date of Award

5-2026

Document Type

Thesis

Degree Name

Master of Historic Preservation (MHP)

Committee Chair/Advisor

Bradford Watson

Committee Member

Julie O' Connor

Committee Member

Patricia Lowe Smith

Committee Member

April Wood

Committee Member

Frankie Pinto

Abstract

This thesis examines whether the procedures, enforcement practices, and communication methods associated with the placement of Red X placards in Charleston, South Carolina, contribute to the demolition-by-intent of historic structures. Red X placards, also known as unsafe placards, are placed on the front façade of structurally unsafe structures by the Charleston Fire Department to inform first responders in the event of a fire or other emergency. Although these placards serve as a life-safety tool, they may influence how vacant structures are perceived by family or developer owners and the public.

Through using a qualitative approach, this thesis analyzes the outcomes of structures tagged with a Red X placard and explores the institutional processes in pre- and post-placement. Interviews were conducted with those who are involved in the process, including the Charleston Fire Department, the Livability Board, the Board of Architectural Review, and an architect who has experience in working with tagged structures. Additionally, the research also considers how ownership and neighborhood context influence the likelihood of demolition or restoration.

The findings suggest that while Red X placards do not directly enable demolition, multiple factors contribute to the prolonged deterioration and potential loss of historic structures. These factors include ownership challenges, financial limitations, and communication gaps between professionals and the regulatory processes associated with attaining permits. The research suggests that additional support for owners, improved coordination, and communication could help reduce unintended loss of historic fabric while maintaining required safety protections for first responders.

Recommended Citation

Stech, Jessica, "Demolition by Intent: Evaluating Charleston's Red X Placard Procedures, Enforcement Practices, and Communication Methods in The Loss of Historic Structures" (2026). All Theses. 4740.
https://open.clemson.edu/all_theses/4740