Bungalow Heaven is a good fit if you want a Craftsman among similar historic homes and are comfortable with design review for visible exterior changes. Look elsewhere if changing the street-facing facade without that review is essential to your plans. I’m Justin Borges, a Pasadena and San Gabriel Valley real estate agent. Explore the best neighborhoods in Pasadena for more ways to compare your options.
Where is Bungalow Heaven, and what does it feel like to explore?
The City of Pasadena describes the landmark district as bounded by East Orange Grove Boulevard to the south, East Washington Boulevard to the north, North Mentor Avenue to the west and North Holliston Avenue to the east. Both sides of Mentor and Holliston are included. The city’s conservation plan points to the official zoning map for exact boundaries, so a listing’s neighborhood description is a starting point, not confirmation that an address is inside the district. Source: Pasadena’s Bungalow Heaven Conservation Plan.
The city describes a distinct single-family quality and mature street trees. I suggest walking more than the block of the house you like. Notice the relationship between porches, yards and the street, then return at a different time to see whether the setting suits your routine. Try the actual routes you expect to use for work, errands and visits. Both sides of Mentor and Holliston are included in the district; the official zoning map establishes its exact boundaries.
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What kinds of homes will a Craftsman buyer find?
The city describes the district as a mostly intact collection of homes built from the late nineteenth century through the middle of the twentieth. It says the majority are Craftsman bungalows, alongside Spanish Colonial Revival and Tudor Revival residences. Its plan identifies a period of significance from 1885 through 1956 and says Craftsman architecture flourished in Pasadena from approximately 1905 to the 1920s. Those are descriptions of the district, not a promise about any particular listing. Source: Pasadena’s conservation plan.
In the city’s historic district design guidelines, California Bungalow features include gabled roofs, extended eaves, exposed rafters or beams, wood shingles or clapboard, and porches with masonry piers. Window groupings and strong horizontal lines are other features to look for. A house need not have every feature to interest you; look closely at what is present and ask which elements have been changed.
If you want help comparing a particular house with your plans, call me at (213) 262-5092 and we can talk through the house and your plans.
The city identifies the district’s period of significance as 1885 through 1956.
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What does the landmark district designation mean when you buy?
Bungalow Heaven is a Pasadena landmark district with its own conservation plan. The city adopted the current plan in 2025. The plan’s master list identifies whether a resource contributes to the district, a distinction that matters when reviewing proposed work. The master list is a useful starting point for understanding the status of a particular property. Source: Bungalow Heaven Conservation Plan.
The plan calls for a Certificate of Appropriateness for new construction, exterior alterations and relocations before a building permit is issued. Design review applies to portions visible from the public right-of-way; a fence or temporary landscaping does not necessarily make a feature exempt. The plan treats non-contributing houses differently, with exceptions for work including demolition, substantial exterior rehabilitation, and front or side fences and walls. Other permit requirements may still apply to a project. The Certificate of Appropriateness is the review path for covered work before a building permit is issued.
For a closer look at identifying a property’s status, see how to find out if a Craftsman is landmarked or in a historic district. If you already have a renovation in mind, text me so we can make a list of questions for your search.
The city adopted the current conservation plan in 2025.
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Which changes might the city review?
The conservation plan assigns review according to the work and its visibility. The examples below summarize the plan for contributing houses. Source: Pasadena’s conservation plan.
| Work | How the plan describes review |
|---|---|
| Interior alterations, paint colors and routine maintenance | Not subject to district design review; other requirements may apply. |
| Visible window replacement, roofing material, porch work or garage alterations | Examples assigned to staff review. |
| Visible major front or side alterations, most demolition or new construction | Examples assigned to Historic Preservation Commission review. |
For work that requires review, staff or the commission may approve, approve with conditions, or deny an application. The plan uses Pasadena’s historic district design guidelines and the Secretary of the Interior’s Standards. I would bring a clear description of your intended changes to Pasadena’s Design & Historic Preservation Section at [email protected]. Confirm your proposal with that section, including the materials and any other permits needed. Staff or the commission decides the application.
Our guide to changes to a landmarked Craftsman goes deeper. You can also call me at (213) 262-5092 to talk through your priorities before you commit to a house.
Visible major front or side alterations go to Historic Preservation Commission review under the plan.
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What should you check before writing an offer?
I would make the house itself, your intended use and the paperwork part of the same decision. Before you write, identify the questions that could change your willingness to proceed and discuss how to investigate them with your agent.
- Confirm the address and status. Use the city’s map and the conservation plan’s master list to check whether the property is in the district and whether it contributes. The city’s historic preservation page, points to its map and property search tools.
- Ask about permits and past approved work. Request records of open permits and prior approvals, and compare the records with what you see. Compare existing alterations with the available approvals.
To discuss the records you want to request, text me before you make an offer.
The official zoning map establishes the district boundary, and the plan’s master list identifies contributing resources.
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How do you evaluate the house and your plans?
- Inspect the older house. Arrange an inspection appropriate to its age and condition. Discuss whether further specialist evaluation is warranted for the foundation, roof, electrical, plumbing or other observed issues. An attractive porch does not tell you what is behind the walls.
- Describe your plans early. Consider proposed exterior work before you budget around a particular design. If an accessory dwelling unit matters, the city’s ADU guidance, says new attached and detached ADUs in historic and landmark districts are permitted only if they are not visible from the public right-of-way.
- Read the disclosures. Compare the seller’s disclosures with inspection findings and records, and follow up on unanswered questions. Pasadena’s Presale Program, describes the certificate an owner obtains before close of escrow for a covered sale. It is a separate item to understand, not a substitute for your own inspection.
Make room in your budget for the home’s condition and the work you actually want, including uncertainty until qualified people have evaluated it. If you need help organizing the questions, call me at (213) 262-5092 before you write. For a fuller inspection discussion, see what to inspect before buying a Craftsman.
For a covered sale, Pasadena’s Presale Program describes the certificate the owner obtains before close of escrow.
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How should you compare Bungalow Heaven with other Pasadena choices?
Start with the house and the life you want around it. A street of related historic homes may be the draw here; the review process is part of that same purchase decision. If your plans depend on changing the front of the house, factor the review process into that decision. If keeping the visible character is already your preference, consider the condition and maintenance of the features you want to retain.
For a broader search, compare Madison Heights and Linda Vista, or look at homes within walking distance of Old Pasadena. Visit the specific streets and test your own routes rather than assuming the neighborhoods offer the same daily experience. Our Pasadena market update can add context as you prepare your search.
You may also hear about the Mills Act. Eligibility and approval are property-specific, so do not build your purchase decision around a presumed benefit. Read our Mills Act guide for the property-specific questions. To discuss your search, text me.
The district’s conservation plan puts visible major front or side alterations before the Historic Preservation Commission.
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What else do buyers ask about Bungalow Heaven?
Is every house in Bungalow Heaven a Craftsman?
No. The City of Pasadena says most homes in the landmark district are Craftsman bungalows, and it also identifies Spanish Colonial Revival and Tudor Revival residences. The conservation plan’s master list identifies contributing resources.
How do I confirm that a house is in the landmark district?
Start with the city’s historic district map or Map My Neighborhood and the conservation plan’s master list. The conservation plan says the official city zoning map shows the exact boundaries.
Can I change the inside of a Bungalow Heaven house?
The district conservation plan lists interior alterations among work not subject to its design review. Other permit requirements may still apply.
For a question about a specific property, call me at (213) 262-5092. The official zoning map shows the exact district boundaries.
Ready to move forward? Let's talk.
What should you know about changes and inspections?
Do exterior changes always go to the Historic Preservation Commission?
No. The conservation plan assigns different work to staff or commission review and lists some work that is not reviewed. Visible window replacement, roofing material, porch and garage changes are examples of staff review; visible major front or side alterations and most roof alterations other than re-roofing and skylights are examples of commission review.
Should I get a specialist inspection before buying?
I would arrange an inspection suited to the age and condition of the house and discuss any recommended specialist evaluations with the inspector. Read the seller disclosures and compare them with what you learn from the inspection and permit records.
Does buying in the district automatically qualify me for the Mills Act?
Do not assume a particular property qualifies or that an application will be approved. Eligibility and approval are property-specific; read our separate Mills Act guide before making it part of your decision.
For help applying these questions to a listing, text me and we can identify what to verify before an offer. Staff and the Historic Preservation Commission have distinct review roles under the conservation plan.
Sources
- City of Pasadena, Bungalow Heaven Landmark District Conservation Plan, checked 2026-11-08
- City of Pasadena, Design Guidelines for Historic Districts, checked 2026-11-08
- City of Pasadena, Historic Preservation, checked 2026-11-08
- City of Pasadena, Accessory Dwelling Units, checked 2026-11-08
- City of Pasadena, Presale Program, checked 2026-11-08
Justin Borges
Team Lead, The Borges Real Estate TeamDRE #01940318
With over 13 years in Southern California real estate, Justin specializes in probate sales, trust properties, and character homes. His expertise in 1031 exchanges and historic preservation has helped hundreds of clients navigate complex real estate transactions.