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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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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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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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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After reading a letter to the Editor in the Biscayne Times written by Peter Otto, I have to add my 2 cents.  Here’s what Peter writes:

Shorecrest, We Implore You:  Don’t Get Historic on Us – After reading Erik Bojnansky’s story about efforts to expand the MiMo/Biscayne Boulevard Historic District (“They Want to Grow MiMo,” December 2009) and Richard Laird’s enthusiasm about having his Shorecrest neighborhood designated an historic district.  I feel compelled to offer a few words of caution.

Why would you want to surrender your right to do as you please with your own home regarding the yard, hedges, paint jobs, remodeling, window updates, or any other privileges that come with being a homeowner?

If Shorecrest were to be designated an historic district, residents would receive nothing but rude impositions from a group of Miami bureaucrats who will act as if they own your property.

Mr. Laird, as president of the Shorecrest Homeowners Association, this is not something you should desire.

Take a look at the homes within your neighborhood.  My own tour through Shorecrest was a pleasure as it includes creative landscaping and wonderfully updated homes.

That is not the case in my historic district, which suffers from exactly that which you desire.  We are prevented from doing any of the creative wonders I see in Shorecrest, so unfortunately we opt for neglect instead.

I suggest you retain your independence and your wonderful neighborhood.

There are 2 sides to the historic preservation coin – one side is the romantic preservation of the original architecture, features and context.  The other side is the not so pretty side which includes bureaucracy, as Mr. Otto so well puts it, and a not so well structured method of getting to the pragmatic side of this quandary.

Many of you know that I served on the Miami Shores Historic Preservation Board for over 5 years.  This was a purely voluntary role and during most of my sentence term, I was the only architect on that board.  The other elected members knew nothing about historic preservation or architecture (except for a few that owned and had restored historic homes), and were learning on the job.   I can’t begin to express my frustration with voting and final decisions coming from the board.  Tax paying citizens being told how to restore their historic homes from a group of individuals with no real historic preservation training…..(SIGH).

During my term many things got shoved under the rug – a historic house installing the wrong awnings, therefore going against the historic preservation board’s decision,   constant mistakes by the permitting department regarding previous board decisions, and council overruling board’s decisions on a regular basis.  So why have a historic preservation board at all?  The final straw was when the city gave the chairman of the preservation board an order to pressure clean his Historic Cuban Barrel Tile!!  Blasphemy!

It wasn’t all bad though, we created an informative brochure about mediterranean revival homes and correct features for restoration.  We had several tours of historic homes where we pointed out correct restorations and original features of the homes and also were in direct contact with Dr. George, local historian with The Historical Museum of Southern Florida.

Through the years I have seen historic homes destroyed because of lack of education or just plain ignorance from owners.  I’ve also seen gorgeous restorations from people that took the time to learn historic appropriateness.  When I hear the words “creative wonders”, as Mr. Otto points out above, my stomach starts turning because this can either be really great or really, REALLY BAD. (and unfortunately, most of the time it fits into the really bad category)

So there is a conflict – the 2 sides of the historic preservation coin cannot get along.  Some cities have achieved this better than others, and some kid themselves about how well they do (like Miami Shores….hate to say it, but it’s true).  Most homeowners don’t want to designate their homes historic and I don’t blame them one bit.  Historic Districts tend to address preservation as despotism instead of going out of their way to educate home owners about what they have.

It always goes back to education – so what if cities sent historic home owners resources about their homes and their restoration?  Start with The Secretary of The Interior’s Standards for Rehabilitation, have workshops from local historians, tours to enlighten residents about their local gems.  The problem is that it takes time and dedicated people who have to go through a lot of hurdles to get anything achieved (like yours truly).

So what do we choose? free reign and creative destruction of our historic districts? or bureaucratic despotism?  [sensible regulations would be a nice compromise...in my dreams]

**if you are curious about the Coppertone Girl’s history – read THIS**

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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 ot 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 dont 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 finantially 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.

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You’ve been driving in the MiMO District seeing this ginormous Coppertone Girl Sign for months and have no clue what it’s about – happy to say that there is history behind it and it is not at all about the little girl’s butt or tan line.

It’s vintage, it’s an icon, it’s now restored and prominently featured ….and may I add shows much better in a smaller scale building than its previous location (that’s my humble opinion of course).

The current location is the sign’s third (and hopefully final place). It went from The Parkleigh Building (Biscayne Boulevard near the Freedom Tower) to the Concord Building (66 W Flagler Street) to it’s home now on the side of 7300 Biscayne Boulevard. The sign was designated as a local historic landmark by Miami’s Historic and Environmental Preservation Board which would make the girl exempt from the many laws that could keep her off any building in the city (for its obvious scale reasons).  It was placed in the care of the Dade Heritage Trust who later donated it to the MiMO Biscayne Association who ultimately restored it and found its new home.

One thing is for sure – it took a lot of love and determination from caring individuals to make it happen – sure indication that people care about Historic Preservation in Miami.

Here are some articles written about this Americana Icon:

• Get That Girl in the Picture by Margaret Griffis of the Biscayne Times

• Not-at-all-pedophiliac Coppertone Girl sign gets new home tonight by Gus Garcia-Roberts of the Miami New Times
• Home At Last! by Margaret Griffis of the Biscayne Times

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We are reviving an old post 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!

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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Miami Shores Real Estate is known for it’s fair supply of historic homes or Mediterranean Revival Architecture.  The real estate market historically treats these properties differently than the common home.   These historic homes not only sell for more, but there is less supply and more demand which makes them HOT even in our recuperating “down Miami real estate market“.  The reason for this is the charm you find in these homes and the attention to detail…..many do say “they don’t build them like they used to”.  You can find these homes in cities like Miami Shores, Coral Gables, Historic Morningside and Miami Springs and their scale vary from very small 2 bedroom / 1 bathroom to very large estates.  Through the years, many of these have been remodeled and restored, sometimes tastefully and others without care or regard to their original design.  If you are interested in historic homes, it’s good to have a discerning eye that can identify original features that have been preserved through the years.

Casa Contenta – 325 NE 97th Street – Miami Shores, Florida

Listed for $579,000

There are currently 14 properties listed in Miami Shores between $500,000 and $600,000 and in my opinion, none of them compare to this listing.  Not only does the house have that desirable Spanish charm, but it is in impeccable condition and sits on a 14,375 square foot lot in Central Shores, close to schools, shopping, downtown Miami Shores and recreation fields.

The MLS description reads:

From the moment you enter this circa 1940 3 BD / 2 BA Spanish charmer, you’ll fall in love with the attention to details, from Keystone columns and beamed cathedral ceilings to the original stone Art Deco fireplace mantle.  Grace meets function with 1,970 SQ FT (as per owner) and oversized 14,375 SQ FT lot in the heart of Miami Shores.  Expect tropical fruit trees surrounding the delightful pool area in a private setting that you can call home.

This is what you can expect when you visit this home:  original hardwood floors in perfect condition, open beamed cathedral ceilings, original entrance quarry tile in front porch area, stone Art Deco working fireplace, decorative nitches and door openings, and updated throughout.  The home has a new septic tank and drain field and in 2002 went through an extensive renovation with new electrical, plumbing, roof, pool (with Chemical-free Ozonate System), and air conditioning.  The kitchen has it’s old charm with the modern practicality and luxury of a Sub-Zero refrigerator.  The yard’s tropical setting will take your breath away – with historic Mango trees and different specimens of tropical and native plants.

Property Features:

• 3 bedrooms / 2 bathrooms + den (one car garage, can be converted back)
• almost 2,000 square feet of living space
• 14,375 square foot lot (125′ X 115′ )
• New barrel tile roof (done in 2002)
• New 2 air conditioners (changed in 2002)
• New electrical
• New plumbing
• New septic tank and drain field
• New pool with salination system
• built in 1940

**property information courtesy of South East Florida Multiple Listing Service and Majestic Properties **

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I use the term “outside Miami” lightly since this Bed and Breakfast is located in Long beach California.  But if you are of the ones that can’t deal with South Florida’s pace and want to relocate from Miami to sunny California, this may be the perfect place for you.

The Turret House, is a historic Victorian bed and breakfast in the heart of downtown Long Beach.  It was built in 1906 by a Kansas carpenter and the Historic Inn retains its charm to this day.  It is within walking distance to the business district and provides a homey welcome to business travelers that don’t want the typical hotel.

Listing Price is $1,500,000 $895,000

This elegant bed and breakfast provides its guests with a comfortable environment to unwind with period pieces throughout and has separate owners quarters offering the new owner a comfortable and convenient lifestyle. It has 5 themed guest rooms with private baths, fireplaces, claw-foot tubs and showers, which have been meticulously restored, are lovingly decorated and are fully booked most of the year. It not only won the 2005 Heritage Preservation Award but has also been voted best bed and breakfast by the Press Telegram

From this photograph you will be able to identify the original diamond leaded glass, the intricate millwork and the domed hand painted ceiling mural which are only some of the many historic elements found in this fabulous bed and breakfast.

If you are searching for the perfect Historic Bed and Breakfast, The Turret House may just be the perfect choice for you.  Contact us today to explore the possibilities.

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