We are reviving an old article about historic windows since we have received so many questions about windows this week. I wrote this back in October 2007 – remember to look in the category section of the blog under “historic homes” or “architecture” for informative articles that may help you with restoration of historic homes or even remodeling of your existing one. We always appreciate your feedback!

You are going to think I am crazy for writing an article about the correct use of windows.  But you need to know that windows are my pet peeve.  Windows are a key element in a building’s architecture, and the incorrect use of a window can ruin a building’s facade. When doing the Miami Beach Real Estate thing I am always shocked at what I see.

I drive around every day looking at Miami Architecture shaking my head.  You see Spanish Mediterranean homes with Colonial windows, Colonial homes with casement windows, or Mid-century modern homes with single-hung windows.  This drives me absolutely crazy, so instead of complaining, I’ll try to explain some basics.

Vitruvius, known as the first Roman architect to have written on his field, always talked about architecture as an imitation of nature, and ultimately defined the Vitruvian Man (drawn by Leonardo da Vinci).  The Vitruvian Man, represents perfect human proportions and fundamental geometric patterns of the cosmic order.  I will not go into detail about the human proportions but will only tell you that the first windows were vertical in nature made to represent the human body, or better yet, were designed according to human proportions.

I have sketched a common window to show what proportions are about – notice the vertical nature of the window.  Different styles of architecture call for different window proportions.  And although I’m not going into detail about what type of window is appropriate for what type of architecture, my purpose is to help you “see” and discern the different proportions.

You have no idea how good it feels when friends and loved ones start noticing things that they really never paid attention to.  It’s great that Rick can go into a house now, with his “accountant eye” and say, “too bad they replaced the windows with the wrong type”.  It’s a big YESSSssss in my book.

Here are 3 sketches of the same house with different types of windows – please excuse my primitive pen and inks, but I think it helps to make a point.

The house is a small scaled Mediterranean Revival typical of the 1920′s in South Florida.  One of the three window types is correct for the style.

Sketch “A” shows the house with a horizontal awning window,

Sketch “B” shows the house with a vertical casement window,

Sketch “C” shows the house with a colonial window.

The differences may be a bit subtle for the untrained eye, but the correct use for a Mediterranean Revival home is the casement window.  If we want to go into detail, the proportion of the window lights and the placement of the muntins is also very important.  But I would much rather see a plain casement without muntins, than the other 2 applications.

So what’s the purpose of this blog and how does it apply to you?  Start looking at windows, notice differences, that way when you are ready to replace a window in your home, you will know which type to use.  Please don’t ask window companies, most of them will not care what you use and which window type is appropriate; when in doubt, ask a professional.  There are plenty of architects that do consulting and would be glad to answer questions.  There are also historic boards throughout that may be able to help you.

If you have a question about windows, let me know……I’ll try my best to answer.

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Please don’t use the wrong window originally appeared on Miamism on February 6, 2012.

You know I love old homes and have a passion for historic preservation. Cuban Tile is one of the popular flooring materials of the known “Spanish Mediterranean Revival” homes found in Miami – not to be confused with Historic Cuban Barrel Tile used for roofs (see article).

*photo courtesy El Nuevo Herald – FOTOSGALERIA – losas de la Habana*

Cuban Tile flooring is popular in South Florida and found in historic 20′s homes as well as 30′s, 40′s and 50′s and although the patterns are not as intricate as their historic counterparts, it’s a great material nevertheless.

Trying to find the history of Cuban Tile, my mom brought me an article written by Sarah Moreno for El Nuevo Herald that gives great information from a gentleman by the name of Arturo Hernandez who has researched and documented these beautiful historic floors. Hernandez claims that Cuban Tile known also as cement tile, Encaustic Cement Tile or Hydraulic Mosaic Tile can be traced to Cataluña back to mid 19^th century where The Industrial Revolution allowed for the technical innovation and mass production of these tiles that did not need to be fired. Even known architect Gaudi, designed floors with cement tiles that looked like Persian rugs.

I was also recently contacted by Lundy Wilder, a maker of cement tile who has a beautiful site that includes not only history, but also an array of patterns for modern installation.

Until the 1920′s, colorful mosaico encaustic tiles were considered high-end ultimate flooring that decorated the palaces of the Tsars, the mansions of the Côte d’Azure, Gaudi’s Barcelona and Berlin’s official buildings. Later on, the encaustic cement tile expanded as a creative and durable flooring all over Europe, and the French, Spanish and Portuguese colonies. Around the 1950′s the mosaic hydraulic lost importance and was replaced by less labor intensive, and less colorful floors. The beginning of this century, the trend for authentic products and ‘green’ flooring has brought attention back to the encaustic cement tile. Recent storms along the Gulf Coast have raised awareness of durable, waterproof architecture. We hope to spread the word. We have first hand knowledge of the need for sensible flooring along coastal U.S. Additionally; this type of tile flooring is perfect for high traffic areas and any place where discriminating people gather.

Cuban tile is a mixture of Portland cement, marble powder and earth pigments for coloring. The end result can be as shiny as Terrazzo floors and as beautiful as hand painted tiles. The restoration of Cuban Tile Floors can be an intricate project depending on the tile design, but I have now given you a great resource if you need to replace or compliment existing flooring with www.VillaLagoonTile.com

There are many stories why cement tile is called “Cuban Tile” here in Miami and one of the theories is that Cuban Tile was entrusted as a special order to Cuban manufacturers who would hand make these tiles for residential applications in Miami. Next time you walk into a historic home in Miami or read a miami real estate description that includes “cuban tile”, you will know a little about the history of Cuban Tile, how these were made and how it is possible to restore them.

Thanks again to Lundy for sharing his beautiful website, and here’s a silent video on the making of cement tiles in Morocco.

*originally published on July 8, 2008*

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Cuban Tile Flooring – history and applications originally appeared on Miamism on November 15, 2011.

A lot of you will be reading this thinking its a bit boring (at least Rick thinks so), but I wanted to address this because a lot of our Miami Beach Real Estate customers are constantly asking us about certain elements  of historic homes – so here it is …proceed with CAUTION.

Historic Cuban Barrel Tile is one of the key elements found in Mediterranean Revival Architecture.  Key, because it is one of the most visible elements and because without it, a historic house can seem stripped from its roots.  It is the one single element that has a history of its own.  It is a handmade or hand processed barrel natural clay tile, either made in Cuba prior to the imposition of the U.S. Embargo, or manufactured in 18th Century Spain, salvaged from buildings in Cuba and imported to the United States during the 1920s and 30s. (hence the name ‘Historic Cuban Tile’).

When buying Miami Beach historic real estate it is important to identify the original elements of a structure in order to know how well preserved the property has been through the years.  Most buyers of historic properties will look for properties that have maintained its historic integrity or properties that have the potential to be restored.  Historic Cuban tile is one of those elements that are cherished by the ‘historic community’, but don’t be surprised if finding a home with Cuban tile may mean that the roof is not water tight and a new roof may be necessary.  There are several steps that must be taken to replace a roof with Historic Cuban Tile.

1. Identify that a property does in fact have Historic Cuban Barrel Tile.  A lot of these tiles have an embossed identification mark usually located on the convex side at the wide taper end of the tile.
2. Once tile is identified as historic and property needs to be re-roofed, all means should be taken to salvage the tile.
3. Historic Cuban tile can then be mixed with modern hand-made tile, where the historic tile is used in caps, rather than pans to take full advantage of the visible portion of the new roof.

Please note that if Historic Cuban Tile was not found on the property, there are many ways of building a historically appropriate roof.  Historic Cuban Tile can be purchased, or when that is not financially possible, there are manufacturers of hand-made barrel tile that can be used to achieve the original look of the roof.   There are also  roofers that specialize in historic roofs, not only in salvaging original historic barrel tile, but doing installations that are historically appropriate like reapplying the tile correctly, and using double caps and/or pans on the edge of the roof line.

The overall look of a roof with Historic Cuban Tile is that of an ‘aged’ or ‘informal’ nature.  These tiles, because of their porous clay material will accumulate mold and pressure cleaning is not recommended.  There was a problem recently in Miami Shores with Code Enforcement requiring historic homes to pressure clean their roofs and every time I think of it I shake my head in disbelief.  In order to be able to appreciate our historic homes and architecture, it is important to educate ourselves on the materials, the process of construction as well as the history behind these.

The response I have gotten from this article has been amazing.  I am happy to see people interested in historic materials and more so, being interested in restoring the historic relevance of their homes.

**original article written on December 21, 2009**

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Historic Cuban Barrel Tile originally appeared on Miamism on November 1, 2011.

As an architect, I love historic homes and the historic real estate market is one of my favorites. For those of you coming from other places in the US and even Europe or South America, historic homes in Miami will refer to homes built in the early 1900′s all the way to the 50′s (mid-century architecture).

I will be doing a series of articles identifying the different historic home periods and what to look for when buying.

There are 2 types of buyers of historic homes, the ones interested in historic preservation and finding homes that have not been butchered through the years with the purpose of restoring them to their original state or those buyers that love the charm but really don’t care about preservation or restoration.

Whichever buyer you are, there are some things to look for when buying a Historic Mediterranean Revival Home in Miami:

• How original is the house? has it gone through transformations through the years (additions and renovations) that may have changed the original character of the home.

• Which features are still intact from when the property was built.
  • roof – historic Cuban tile
  • flooring – hardwood floor/Cuban tile/quarry tile
  • bathrooms – original fixtures and tile
  • mill-work – baseboards/crown molding/cabinetry/door casings
  • metal work – balcony and stairway railings
  • stucco – plaster on interior and exterior walls as well as ceilings
  • windows – wood casement windows or wooden single or double hung windows
  • fixtures (lamps, door hardware, knobs and pulls)

What is the condition of those original features (will you be able to match them or repair them as needed)

• How easy is it to modernize the home without affecting its historical integrity?
  • Mediterranean Revival homes did not have central air conditioning, it’s important to study how to effectively install an a/c system with as little interference to original structure.
  • 2-story homes usually have a 2-zone a/c system to avoid soffits for a/c ducts.
  • you can expect galvanized plumbing and cast iron pipes which with the years do corrode. Most historic home owners replace pipes as they remodel and many times it can be done without tearing out existing finishes.
  • electrical systems where fuses in the 20′s and would have to be upgraded to breakers as well as increase panel size for modern living. Keep in mind that wiring would also have to be updated to modern standards since they did use cloth wiring in that period. (which can be a fire hazard)

• If the house has a Historic Cuban tile roof but it needs to be replaced, there are roofing companies that specialize is salvaging as much as the Cuban tile as possible and reusing it with a mixture of hand-made modern tiles. (look at my article on Historic Cuban Tile Roofs).

• I am all for modernizing historic homes to fit today’s living standards, but this can be costly. If you do want to replace windows, make sure you respect the original proportion to the final look and feel of the home is not changed. (look at my article on Using the right window)

• When re-doing bathrooms, visit historic homes to get a feel of what colors and materials were used in the 20′s. Pay attention to rectangular wall tiles placed horizontally and wainscoting as well as beaded boards. Honeycomb floor tiles, black and white schemes as well as natural stone.

• Kitchens have changed quite a bit from the 20′s, specially in scale. It’s not unusual to walk into a grandiose Mediterranean Revival home with a very small kitchen. It is possible to increase the size of the kitchen to modern standards while respecting the scale of the original home. Think of timeless materials, those that will not go out of style in a few years.

• Pay attention to the front door of the home. It is the most ignored feature of a historic home and it should not be. The front door will set the stage for the rest of the home, make sure that front door and hardware matches the period. Those modern doors with an oval stained glass will not be the right door (maybe I’ll do a post on front doors).

• Quarry tile floors came in all kinds of shapes and colors, even when they are dirty and look bad, they can be restored to perfection. The same applies to hardwood floors (which are easier to match to the original if they need to be repaired).

• Pay attention to original hand-painted features throughout the home. There are many Mediterranean Revival homes with hand-painted wood beams, chair rails or stair railings. Many people choose to keep those details and use them as motifs for decoration.

• Keep an eye out for structural flaws.  It is typical to see some settling of floors in historic homes and some hairline cracks.  A lot of the 20′s homes will need some structural reinforcements and it is common to see some sagging floor joists.  To make sure that the structural integrity of the home is intact, we always recommend for a structural engineer to inspect the home, that way you can identify minor or major problems.

• Water intrusion repairs can be a pain, but if done correctly, can save you a lot of aggravation.  It is common to see bubbling plaster under window sills or by doorways.  Since the plaster used in the 20′s was organic, the only way to totally eliminate the bubbling effect is by removing all the plaster in the area affected and re-plastering.  Make sure you use a plasterer that is sensitive to existing textures.

A lot of people love historic homes but they are not aware of the amount of work that it can take to maintain or restore them. The point of these series is to inform you of what to expect when buying a historic home.

If you have any specific questions on your historic home, don’t hesitate to contact us. Rick and I have not only owned Mediterranean Revival homes, but we have painstakingly restored them and know what it entails. Having been a member of the Miami Shores Historic Preservation Board for many years, I also have visited many historic homes and I am in close contact with local historians.

*original article published May 29th, 2008*

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What to look for when buying a Historic House in Miami – Mediterranean Revival originally appeared on Miamism on October 13, 2011.

Just last week, a client asked me to explain the correct and incorrect use of awnings for Mediterranean Revival architecture for his Miami Beach home.  I’m sure this will be an eye-opener for a lot of you, but the reality is that it is not rocket science.  There are basic rules and some NO NO’s (like anything else), and if I leave any stones unturned, I’m sure some of you will let me know.

First take a look at the previous articles I’ve written about elements of Mediterranean Revival homes:

• Historic Cuban Barrel Tile
• Lime Paints – another important element for historic homes
• Please don’t use the wrong window

Please understand that I am not making up these rules as I go.  Restorations should be consistent with The Secretary of Interior’s Standards for Rehabilitation, and as I’ve said before, educating yourself about historic features and their standards should be an important part of owning a Miami Beach historic home.  These standards include examples of correct and incorrect repairs and replacement of roofs, windows materials and other elements.

Now to awnings!  The primary purpose of an awning is more functional rather than decorative, although I have seen very boring facades brought to life with beautiful awnings.  Traditionally, awnings were installed only where necessary for shade and weather protection.  Please keep this in mind when considering awnings for your historic home.  There is nothing worse than seeing every single fenestration (window and door opening) covered by an awning.  This is what I call “overkill”.

The basic rule for awnings is shape.

• If the door or window opening is square or rectangular, only install rectangular or straight awnings, never ARCHED!
• If the door or window opening is arched, only install arched awnings, never STRAIGHT!

Pretty simple, don’t you think?   Here are some examples of awnings installed in Mediterranean Revival homes around Miami Shores.

These examples show the correct use of straight or rectangular awnings installed on rectangular doors and windows.

Never install an arched awning on a rectangular opening!

This is a beautiful example on an arched awning placed inside an arched opening.

There are 2 types of arched awnings and one of them should NEVER be used in residential applications, and that’s the bubble type awning.  For those of you that have these, I apologize because you probably did not know any better.  Bubble type awnings are more appropriate for commercial applications.

As for the color of awnings, this is definitely subjective.  The stripped fabric is usually my preference, but in very busy facades, I have found stripes to be overwhelming.  A lot of people think that solid colors are more formal and appropriate, but I really think it depends on the particular architectural elements of the house.  One piece of advise is to get a big swatch of fabric when choosing the color (especially if choosing stripes), most swatch books will have tiny samples that will make it very difficult to choose.  A good awning company should be happy to supply a big sample of the fabric.

An awning can bring so much life to a facade, and can take the “boring” factor out whether you have a historic home or not.  They can also be functional and energy efficient.  There are many types and they are easy to maintain, just make sure you don’t overdo it and think of the “appropriateness factor” before installing.  Also take a look at “The Use of Awnings on Historic Buildings – Repair, Replacement & New Design“, for great detailed information.

** Leer en Español **

*originally published on November 8th, 2007*

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Use of awnings for your historic house originally appeared on Miamism on April 13, 2011.

If you have visited a Miami Beach historic house with me you know how I light up.  The architect in me wants to jump out and point out every single historic detail, no matter how minute.  I can’t begin to tell you how many calls and e-mails we get from people wanting to know more about historic houses, or people thanking me for writing about window proportions, Historic Cuban Tile or Cuban Tile flooring.  (There’s even a Historic Homes category on the menu bar on the blog).

The fact is that Miami historic real estate is my specialty – many times I point out features that listing agents are clueless about and later thank me.

But I’m not writing this post to pat myself on the back or to tell you “If you are buying a historic home in Miami, call me!!” (although it would be that easy).  The purpose of this post is to help you be critical about the reasons you may be captivated by historic homes.

I see it all in this business – the person that walks into a gorgeous Miami Beach Mediterranean Revival Home and appreciates every nook and cranny, and those that get disgusted by the “old feel” and want to replace everything in site with modern features.  When showing a historic home, it is obvious who appreciates the home and who doesn’t.

So what is it you like about historic homes?  Is it the charm and character?  Is it the warm materials (textured stucco, hardwood floors, mill-work) Or is it just the look and feel of these properties?  Are you aware that Historic Properties are known to hold their value much better than other properties and have a particular public who recognize the value and are willing to pay for it?  Whether Mediterranean Revival, Art Deco, Tudor …..or whatever…….historic homes sell for more – I’m not making this up, the numbers prove it.

This doesn’t mean that these homes may sell quicker (although many times they do), it means that they sell for more than the average home.  There are certain neighborhoods in Miami that have historic homes:  Miami Shores, Miami Beach, Coral Gables, Miami Springs and Historic Morningside are the most known….but there are also hidden pockets with beautiful gems all around Miami……even where you least expect it.

Owning one of these old homes is not all fun and games either – with old homes comes a lot of work and sometimes problems.  From structural deflection (sagging beams), to old plumbing, to termite damage.  It’s time to think of the reasons why you may be attracted to these old homes, and if you are not interested in working with the “buying an old home package” while paying a premium, then it may be a good idea to skip these altogether.

Please note that I’m not a purist either – I believe in reaching a happy medium between restoration and modernization…..it’s doable, as long as you always respect proportions and materials.  Ultimately, you will be the one living in the house…..just think of resale value and don’t go butchering and altering the historical integrity without taking into consideration the consequences, which could include resale value.

Have a historic problem or an anecdote you want to share about a historic house?  Add it to the comments so everyone can pitch in.

*originally published on October 8th, 2008*

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What makes a Miami historic house special originally appeared on Miamism on January 31, 2011.

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Stiltsville – a Miami Landmark originally appeared on Miamism on November 24, 2010.

There are several key factors or elements seen in  Mediterranean Revival Architecture.  I have told you about the style and what makes it special, I have also gone into detail about Historic Cuban Tile.  Now I will describe the type of paint that is most appropriate for these homes – LIME-BASED PAINTS.

I don’t know about you, but when I think Mediterranean, I think of Venice (OK, it’s the Adriatic sea…..let’s not get technical here…..but I’m doing this to make a point about COLOR).

In the Mediterranean (and surrounding areas), it was customary to paint stucco facades with lime based paints.  Lime, being an organic material was often mixed into the stucco and plaster surfaces with different hues and these surfaces would not have to be painted again.  The organic nature of these paints or aggregates is what gives these building exteriors such depth and personality.

The surfaces are ever changing depending on the intensity of the sun or rain. When studying facades painted with lime, you may see darker lines, or wear-patterns,  you will also see discolorations and an uneven nature to the surface.  This is what makes lime so beautiful.  There is a rustic, aged look that goes hand in hand with painting with lime and if you want a clean and uniform look, lime based paints are NOT for you!

In Miami Shores, while serving in the Historic Preservation Board, I often recommended lime-based paints to home owners of Mediterranean Revival homes.  This ended up turning into a very controversial subject because the city did not agree with strong hues customary to the style (ochre yellow, terracotta orange, and olive green), nor did they want a “weathered look” to these homes.  Anyone wanting to restore a historic home should first check with each city to make sure they agree with the correct historic restoration process.

There is a local painter, by the name of Emilio Ciansoni who has the perfect product when it comes to Lime-Based Paints.  He has developed a registered product called Calcem Lime Paint and is known for painting Miami luxury homes  like The Vizcaya Mansion and also Ca’ Ziff, as well as Fairchild Tropical Gardens. Lime paints are not cheap and the application is not easy, so make sure your painter knows what it entails (especially the prep work involved).

It is important to note that although used for historic homes, lime paints are also popular in the modern world because of its organic nature, and are also used for interior applications.  I personally find that lime paints add not only character to historic facades, but also that perfect finishing touch that completes a project.

**article originally published on August 13th, 2007 – please read comments for second source of lime-based paints in Miami recommended by a reader**

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Lime Paints – another important element for historic homes originally appeared on Miamism on July 26, 2010.

To say that mid-century architects were more practical is an understatement.  Yes we’ve seen a sudden “Green Movement” taking over, and NO, I don’t think this is bad, quite the contrary, its something everyone should be aware of.  But looking at Miami’s architecture, I have to admit that I have a soft spot for those buildings of the 50′s and 60′s.  I have a special soft spot for certain architects like Wahl Snyder, Marion Manley and Alfred Browning Parker.

When I walk into a house designed by either three, I feel it!  My heart starts racing and there’s an unquestionable passion felt throughout the home, passion transmitted by the designer through the construction and details of the space.  I walked into a small Alfred Browning Parker home with a client not long ago and instantly knew it was his – I asked the agent, “Was this home designed by BP? And they said…who????” OK …let me not go there.

Alfred Browning Parker was the master of utilizing space, wide overhangs, clerestory windows and massing to take advantage of our climate without air conditioning.  Frank Lloyd Wright’s influence is obvious in his work, because of the organic nature and use of local materials.

Wahl Snyder’s signature was to bring exterior spaces into the living areas; he would work with cross ventilation and create seamless transitions between the inside and outside of his spaces.  Materials were key and clerestory lighting was a must.  Take a look at his Miami Shores Residence.

Marion Manley was Florida’s first licensed woman architect and at 75 she was still busy designing good quality homes.  She used local materials, high ceilings, cross ventilation and never ignored our tropical climate.

These three architects are the epitome of the green movement without today’s technology, without air conditioning and without the hype.  Georgia Taske of The Miami Herald wrote a beautiful article about 2 homes designed in the 60′s by Manley and Browning Parker.  Both homes are open to their surroundings, and both are models for green living today.  Georgia Taske also tells us about Alfred Browning Parker’s visit to Miami a few months ago (he’s 90) and how he teaches his University of Florida architecture students about 5 basic principles:

“Build Simply – Build as directly as possible with no complications – Use the materials at hand and keep these sparse -  Let your building love its site and glorify its climate – Design for use; make it beautiful.”

I will end this article with a quote by Janet McIlvane, a research analyst with the Florida Solar Energy Center because it really defines the shift in housing and design that is evident in current times.

“After World War II, there was a move away from individually crafted homes”

“We began to produce homes with a subdivision production mind-set.  We were going to build 30 houses, not one, and build them all alike.  And in that transition, we started looking at how to make things easier, how to build more easily and quickly.

That’s how the industrial revolution transitioned into the housing market. So we jettisoned the front porch, made the windows smaller and sealed up our houses.  In Florida, those were the very components that allowed us to survive in the hot, humid climate.”

*photos by Nuri Vallbona / Miami Herald Staff*

**This article was originally written and posted on September 5th, 2007.  Since then, we have seen a huge shift in architecture and design here in Miami towards “sustainable design” – makes me happy to see that big architecture firms are finally getting it and government agencies are hiring those that take the environment into consideration**

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Miami Green Houses from the past originally appeared on Miamism on July 18, 2010.

When buying real estate in Miami, especially in the older neighborhoods like Miami Shores, Coral Gables and Miami Beach, you will have to make a decision on style.  I know the first question you get asked as a buyer is how much you want to spend (obviously your budget will determine what kind of house you end up buying); but buying a house is so much more than just the number of bedrooms and baths, the size and the price – buying a house that you will live in, needs to fit your lifestyle and comfort level.

I decided to write about the major features of the 3 main architectural periods common in Miami so that you know what to expect when you walk in a home.   I can go into a property without knowing anything about it and tell you the period it was built and when it was remodeled by features and materials.

If you, as a real estate buyer, can define what’s important to you, it will be so much easier to find the perfect property (especially because there are so many properties for sale right now).

The 1920′s house (Spanish Mediterranean or Spanish influence) will usually have the most charm, although I cannot generalize that all 1920′s properties will have the same features, this is what you can expect:

• High textured stucco walls
• Open beamed ceilings and grand living rooms
• Quarry tile and hardwood floors
• Wood casement windows with copper screening
• High ceilings
• Formal spaces (formal living and dining rooms)
• Smaller rooms and smaller closets
• Archways – separate cottages and carports
• Perimeter walls
• Decorative columns – voluted columns, ionic or Corinthian orders.
• Barrel tile roofs (sometimes Historic Cuban Tile) and flat roofs with high parapets and decorative drain spouts.

The 1930′s and 40′s home will usually be smaller in scale but will still have charm.  They do not have the same attention to detail as the 20′s predecessors, but are more readily available and usually a bit more affordable.

• High textured stucco walls
• May have open beamed ceilings
• Smaller kitchen and bedrooms
• Quarry tile not as decorative as the 20′s and hardwood floors
• Sometimes linoleum in the kitchen
• Bathrooms are less decorative
• Usually have steel casement windows

1950′s (Mid-century Modern) is when the modern movement began and although these homes don’t have a lot of charm, they have a different feel all together.  They will be more comfortable and sometimes it’s difficult to decide between comfort and charm.

• Big common areas – usually a Great Room with large spans
• No formal rooms – open dining, living and family rooms
• Bigger windows – picture windows for light
• Large bedrooms
• Long, horizontal clean and crisp lines
• Big closets, lots of storage
• Split bedroom plan with master on one side and the rest of the bedrooms on the other.
• Floor Finishes will be Cuban tile floors or Terrazzo and hardwood.
• Smooth plaster walls and ceilings
• Corner windows in bedrooms are typical but not always present

When I work with buyers, I can tell from the first couple of properties, even if they have not identified their needs, what they are looking for.  Most people love the comfort of the Mid-century Modern homes, but sometimes feel the space is a bit sterile and prefer the warmth of the 20 and 30′s materials.  Some people really need closet space and although they love the charm and the details of Spanish Mediterranean homes, cannot make up their minds because closet space is usually limiting.

I have been able to redesign homes for our buyers so that they can have all worlds, but you have to be open to remodeling and making some changes.  If you are in the market to buy a Miami Beach home ask yourself, Comfort or Charm?

*article originally posted on April 6th, 2008*

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Comfort vs. Charm – Buying the perfect Miami Home based on Style originally appeared on Miamism on June 30, 2010.