Remodeling a Bathroom in an Older Peninsula Home: San Mateo, Belmont, San Bruno & Redwood City
The Peninsula has some of the oldest housing in the Bay Area. If you live in San Mateo, Belmont, San Bruno or Redwood City, there's a good chance your bathroom is either original or on its second or third update.
That's good news if you love character, but it changes how a tile remodel should be planned.
How old are Peninsula homes?
U.S. Census data (via Point2Homes) shows how much of the housing stock predates 1980:
Belmont: about 83% built before 1980, spread evenly across the 1950s, '60s and '70s. Most neighborhoods sit on the hillsides west of El Camino.
San Bruno: about 80% built before 1980, including 29% from the 1950s and 18% before 1950.
San Mateo: about 70% built before 1980, and about 22% before 1950.
Redwood City: about 64% built before 1980, with about 18.5% before 1950. Neighborhoods like Mount Carmel are full of older single-story homes.
Sources: Belmont, San Bruno, San Mateo, Redwood City, City of Belmont General Plan, Walking Redwood City
San Mateo also has the San Mateo Highlands, with more than 700 Eichler homes built between 1956 and 1964 on concrete slabs with in-floor radiant heat. If that's you, read our Eichler tile guide first.
What older bathrooms bring to a remodel
Walls that aren't flat or square. Older framing settles. Straightening walls before tile goes up is what makes the finished lines look crisp.
Showers built before modern waterproofing. A remodel is the chance to build a properly sloped, waterproofed shower and flood-test it before tile.
Hidden water damage behind old tile or under a tub, which only shows once the old surface is removed. Plan a small contingency for it.
Lead paint in pre-1978 homes. Under the EPA's Renovation, Repair and Painting rule, contractors paid to disturb paint in homes built before 1978 must be certified and use lead-safe work practices. (EPA)
Possible asbestos in old flooring. The EPA notes you generally can't tell by looking, and recommends leaving suspect material alone and having a trained, accredited professional sample it before any remodel that would disturb it. (EPA)
Permits on the Peninsula
San Mateo: the city's bathroom remodel guide calls for a building application with plans, a 50 CFM exhaust fan, GFCI outlets and pressure-balance or thermostatic shower valves. It also requires replacing non-compliant plumbing fixtures elsewhere in the house.
San Bruno: the city says almost every construction project requires a permit, including plumbing, electrical and mechanical changes.
Redwood City: a permit is required for all work not exempted by the building code. Painting and flooring are listed as exempt examples; plumbing and electrical changes are not. Large remodels can trigger the city's fire sprinkler "50% rule."
Belmont: the city's FAQ explains when a permit is required and what a bathroom remodel permit needs.
Links for each city are in our Bay Area bathroom permit guide.
Hillside homes and access
On Belmont's hillsides and in parts of San Mateo and Redwood City, access is part of the plan: where materials can be dropped off, how debris comes out, stairs, steep driveways and where the work truck can park. Mentioning these up front keeps the schedule realistic.
Tile ideas that suit older Peninsula homes
Classic white or warm-white subway tile with a simple trim, a natural fit for 1940s–60s homes
Hex or basketweave mosaics on the floor for a period look with good grip
Marble-look porcelain for the feel of stone with less upkeep
A recessed niche instead of a corner caddy
A heated floor while the floor is open anyway
Planning a Peninsula bathroom remodel?
We work in San Mateo, Belmont, San Bruno, Redwood City, Burlingame, San Carlos and the rest of the Peninsula. Send Mike a few photos of your bathroom, rough measurements and your city. He'll tell you what's realistic, what the permit path looks like and what it will take.
Call or text 916-847-2825, or request a free estimate on our website.
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