Renovating the Iconic Omni Homestead Resort

The Omni Homestead Resort, located in Hot Springs, Virginia, has a rich history that spans over two and a half centuries. The resort dates to 1766 when a settler established a lodge around the natural hot springs in the rural Allegheny Mountains. Throughout the 19th century, the property underwent expansions under various owners including legendary financier J. P. Morgan. The property acquired its name “The Homestead” while gaining a reputation as a luxury destination drawn by the therapeutic mineral-rich springs

The original hotel buildings burned down in 1901 due to a fire. Determined to rebuild, the owners constructed a grand new hotel, designed in the Georgian Revival architectural style with the Great Hall completed only one year after the fire. During World War II, The Homestead played a role in the war effort by accommodating military personnel and serving as an internment camp for Axis diplomats, a move ordered by the U.S. State Department. The Homestead continued to evolve and expand throughout the 20th century with added amenities such as a shooting club, ski slope, golf courses, and a water park. 

The resort became a popular year-round destination, attracting guests from around the world and over 20 U.S. presidents. The Homestead was designated as a National Historic Landmark by the U.S. Department of the Interior due to its architectural and historical significance. The iconic resort was acquired by Omni Hotels & Resorts in 1993 and under new ownership, significant upgrades, additions, and repairs were undertaken to enhance the resort’s facilities culminating with the recent large-scale $150+ million renovation project. 

The resort consists of a series of interconnected buildings, detached buildings, and amenities on approximately 2,000 acres of forested terrain. The main resort complex is anchored by the Great Hall with the East Wing, West Wing, Tower, Garden Wing, Spa and Ballrooms branching outward. Typical façades are constructed of multi-wythe brick walls with architectural features characterized by symmetry, and decorative details including ornamental copper and Corinthian columns. 

The Great Hall, West, and East Wings were constructed in 1902, 1904, and 1914 respectively. These six-story structures consist of wood joist flooring supported by mass masonry walls at the exterior and interior load-bearing wood framed walls on masonry foundations with lumber harvested from the region. The Homestead’s iconic Tower, completed in 1929, is comprised of concrete encased structural steel members featuring large terraces at the upper-level suites with a pyramid shaped copper roof topped with a clock tower copula. The newer Garden Wing and the Ballrooms have structural steel framing with metal decking and concrete slabs and flat membrane roof systems. 

In general, deterioration of historic structures occurs due to age, weathering, environmental conditions, water leakage, settlement, and insufficient maintenance. The Homestead experienced all these issues in addition to damaged structure from previous modifications, original construction issues, and infrastructure deficiencies including leaking steam lines within the buildings. 

Segments of wood joist flooring and guest stairs in the older wings were overstressed and deflected. The aging buildings experienced widespread deterioration of the masonry façades, roofs, and waterproofing resulting in damaged interiors and reduced structural capacity with conditions digressing over the decades. Masonry exterior walls were cracking and bulging with corroded structural steel members from prolonged exposure to exterior and interior water intrusion. Original wood sash windows and frames were rotted, and limestone accent bands were spalling. 

The investigation and design phases were a multi-step process given the magnitude and varying scope with lack of building drawings. Without plans, the team had to determine the original historic finishes on areas that had been replaced but did not adhere to the original design. Before the assessment could start in earnest, a set of working building drawings would need to be generated. This effort involved LIDAR scanning all interior spaces and exteriors to prepare a set of floor plans, elevations, and overall 3D model. 

A few iterations of scanning were needed as the initial results indicated “missing” square footage due to the network of discrete tunnels, passageways, stair, and openings—a hotel design feature that allowed resort staff to move throughout the complex with limited visibility to guests. Interviews with the hotel staff, some of whom have multi-generational knowledge help provide insight and background knowledge about the facilities. There are currently seven third-generation staff and 80+ second-generation staff working at the resort. 

The owner planned for a comprehensive renovation of the entire resort to include exterior façade restoration, roof restoration program, strengthening structural components during the overall interior renovation of guest rooms, restaurants, and common spaces, upgrading life safety, upgrading infrastructure, abatement of hazardous materials, and constructing a detached wedding pavilion and staff housing center. 

The entire design, including all exterior and interior detailing, required strict compliance with the state historic preservation governing body. The design team consisted of two architects, structural engineer, MEP consultant, interior designer, and IT consultant. The renovation was divided into three main work packages, each with their own general contractor as follows: exterior envelope restoration, interior renovations, and new construction. While this article is focused on the building envelope restoration and structural repair scope of interior and exteriors, the three general contractors worked concurrently and in concert with the design team, ownership, and the property.