Old Southwest Bathroom Remodel: Preserve or Replace

Old Southwest is a designated H-2 historic district in Roanoke, and the Virginia Department of Historic Resources calls it one of the state’s largest and most intact early-20th-century urban residential neighborhoods. Homes here date from the 1890s to the 1930s, with Queen Anne, Colonial Revival, Craftsman bungalow, and Foursquare housing stock predominating. Bathroom remodels in Old Southwest need to respect the historic character of the home while modernizing function. The scope conversation is different from a Cave Spring subdivision remodel.

What is worth preserving in an Old Southwest bathroom

Most Old Southwest bathrooms have original elements that are genuinely worth keeping. Recognizing them is the first step.

Original hex-tile floors

1920s-era hexagonal ceramic tile floors are common in Old Southwest bathrooms, laid in tiny white hexagons, sometimes with a black accent border. Often intact under later linoleum or carpet installations. When the underlying tile is in good condition:

• Preserve rather than replace
• Repair damaged sections with matching salvaged tile (Habitat ReStore Roanoke occasionally has hex tile from demo projects)
• Re-grout with sanded grout matching the original color
• Refinish rather than rip out

Original hex tile adds real character to a historic bathroom and can be a positive resale factor if preserved well.

Clawfoot tubs

Original cast-iron clawfoot tubs from the 1900-1930 era are often still in place in Old Southwest bathrooms. Some have been painted over multiple times; some have chipped enamel; some are in near-original condition. Options:

• Restore in place: Strip old paint, re-enamel (Reglazing available from Roanoke Valley refinishing services), replace hardware. $800-$1,800.
• Remove, restore off-site, reinstall: More thorough restoration, higher cost. $2,000-$4,000.
• Remove, sell (often for $200-$800 for restorable tubs), replace with modern tub or shower.

Restored clawfoot tubs are a design statement and a resale positive in Old Southwest. Removing an original clawfoot tub in favor of a fiberglass alcove tub is a downgrade in historic character.

Original wainscoting or beadboard

Some Old Southwest bathrooms have original wainscot or beadboard running up the lower half of the walls, painted many times over. If in good structural condition (no rot, no water damage), worth preserving and repainting rather than replacing with modern tile. The historic character offsets the “not tile” limitation.

Original hardware and light fixtures

Doorknobs, hinges, register grates, and occasionally light fixtures from the original build are often intact. Worth cleaning, restoring, and reinstalling. Original brass or nickel hardware from a 1920s bungalow reads as authentic in a way that new “reproduction” hardware never does.

Pedestal sinks

Original 1920s pedestal sinks are common. Small footprint, functional, often paired with original hex-tile floors. Restore rather than replace unless the storage limitation is a dealbreaker for the household.

What usually needs replacement

Some elements of an Old Southwest bathroom are almost always past their useful life and need replacement:

Toilets

100-year-old toilets are inefficient (5+ gallons per flush versus modern 1.28-1.6 gallon) and often leaking. Replace with a modern comfort-height toilet in a period-appropriate style.

Plumbing supply lines

Original galvanized-steel or lead supply lines from the 1900-1930 era are usually corroded, low-pressure, and sometimes hazardous. Full PEX repipe of the bathroom supply lines during any remodel where the plumbing is exposed. $1,500-$4,000 depending on scope.

Cast-iron waste stacks

Sometimes still functional after 100 years, sometimes badly corroded. Have the plumber look at the stack once demo exposes it, and replace it if there is any sign of failure. $2,000-$4,000.

Electrical

Original knob-and-tube wiring from the 1920s is often still in the walls of Old Southwest homes. Bathroom outlets on knob-and-tube are not safe to keep. Update to modern wiring with GFCI protection and a dedicated 20-amp circuit during any remodel.

Ventilation

Original bathrooms typically have a single window and no exhaust fan. Add a properly sized exhaust fan (55+ CFM for a small bath, 100+ for a larger one) with proper venting to the exterior, not into the attic.

Design principles for Old Southwest bathrooms

Beyond preservation, some design principles produce better outcomes in historic bathrooms:

Match the era

A 1920s Craftsman bungalow benefits from period-appropriate finish choices: hex tile, subway tile, oil-rubbed bronze or unlacquered brass hardware, honeycomb pattern floor tile, marble countertops. Contemporary finishes (matte black, ultra-modern fixtures, floating vanities) can work if done thoughtfully but often clash with the rest of the house.

Small changes have big impact

Old Southwest bathrooms are small rooms, and small rooms answer to small changes. Design choices (a well-chosen mirror, better lighting, a fresh coat of period-appropriate paint color) can transform the room without major structural changes. A $12,000 refresh in a well-designed Old Southwest bath often looks better than a $25,000 gut renovation done poorly.

Preserve original architectural elements

Coved ceilings, plaster crown molding, original transom windows, original built-in linen closets, all worth preserving where possible. These elements are what makes an Old Southwest bathroom feel authentic rather than “renovated to look old.”

Working within Old Southwest historic guidelines

Old Southwest sits in Roanoke’s H-2 historic overlay district, where a Certificate of Appropriateness is required before any work on the exterior of the property. Applications are handled by planning staff or the Architectural Review Board depending on the scope. Interior work is outside that review, so a bathroom that stays inside the walls does not need a COA. Some bathroom scopes do reach the exterior, though:

• Structural changes affecting exterior walls
• Window replacements (especially bathroom windows visible from the street)
• Any change to exterior venting locations (new bathroom exhaust fan penetration)

The specific guidelines are worth checking with City of Roanoke Architectural Review Board staff whenever the scope touches anything visible from the exterior.

Cost expectations for Old Southwest bathrooms

Old Southwest bathroom remodels typically run:

• Preservation-focused refresh: $12,000-$20,000 (restore hex tile, restore clawfoot tub, update plumbing and electrical, new vanity, new fixtures, paint)
• Full renovation preserving character: $18,000-$32,000 (new tile in period style, new tub-shower, PEX repipe, electrical update, custom vanity)
• Full modernization: $22,000-$40,000 (rip and replace with contemporary or transitional style, full trade updates, higher-end finishes)

The middle option, full renovation preserving character, is the most common Old Southwest scope. It respects the house while genuinely modernizing function.

Get a free quote

Old Southwest bathrooms deserve a preservation-informed conversation. A good walkthrough covers what to keep, what to replace, and what specific scope will produce the best outcome for your home.

Call (540) 384-4486 or use the quote form for a free quote.

Useful references

• Old Southwest, Inc. the neighborhood organization, with resources on the historic district and its architectural guidelines
• City of Roanoke for historic district review requirements that can apply to exterior-visible changes