Tight bathrooms in Art Deco buildings
The Art Deco District holds hundreds of buildings from 1923 to 1943, listed on the National Register since 1979, and their apartments were laid out with very little room for the bath. Florida code wants a shower with at least 900 sq in inside and 30 in on its shortest side, so in a narrow room we often give up the tub and build a shower behind a fixed glass panel. A wall-hung vanity frees up floor, large-format porcelain cuts the number of grout lines, and a niche set between the studs replaces the shelf that used to stick out. More layout tricks for rooms this size are in our small bathroom ideas guide.
Owners in these buildings usually want the room to feel of its era. Hex and penny tile, terrazzo-look porcelain and a round mirror keep that character while everything behind the wall gets rebuilt to current code.
Salt air and ventilation by the ocean
Salt eats metal, so close to the water we choose stainless steel, marine-grade or powder-coated hardware for the shower trim, glass hinges and the fan grille. Moisture is the other half of the problem. A bathroom needs a window of at least 3 sq ft or an exhaust fan of 50 cfm (20 cfm running continuously) that discharges straight outdoors, never into an attic or a soffit. In older buildings we trace where the existing fan really goes before the ceiling gets closed.
Association letter and the city permit
Since March 14, 2022, Miami Beach has required a letter from the association authorizing any work inside a unit, stating that the job and the workers are allowed in the building. Swapping up to two fixtures in place, like a sink and a toilet, can go without a permit when a licensed contractor does it. A full remodel that moves drains or circuits goes under permit, with plumbing and electrical done by licensed trades. Elevator bookings and floor protection follow the routine in our approach to condo bathrooms.
Heading north on Collins, the towers get older again, and bathroom remodeling in Aventura deals mostly with original 1970s tubs.
Frequently asked questions
Does Miami Beach ask for an association letter for a bathroom remodel?
Yes, for any work inside a condo unit. The letter has to say that the work and the workers are allowed in the building, and the city has asked for it since March 2022.
Can the original tile stay in an Art Deco bathroom?
Not inside the shower, because those walls come down to backer board and a membrane. Outside the wet area a floor or wainscot can sometimes stay, and we tell you after we see how it is set.
What fixtures hold up best near the ocean?
Stainless steel, marine-grade or powder-coated metal. Salt corrodes ordinary metal, so we pick the trim and glass hardware with the ocean in mind.
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