Why Are Dingbat Apartments Illegal?
Dingbat apartments, those box-like structures with parking underneath and apartments above, were once common in many cities across the United States, especially in Southern California during the 1950s and 1960s. These buildings got their name from the decorative elements or "dingbats" that often adorned their facades. However, many of these structures are now considered illegal under current building codes. Let's look at why these once-popular housing options are now against regulations in many areas.
What Makes a Dingbat Apartment?
Before we talk about why they're illegal, it helps to understand what makes an apartment building a "dingbat." These buildings typically have:
- Two to four stories
- Carports or open parking on the ground floor
- Apartments built on top of the parking area
- Decorative elements on the facade
- Boxy, simple design
- Minimal setbacks from the street
Safety Concerns with Dingbat Structures
The main reason dingbat apartments are now illegal in many places is safety. These buildings have serious structural problems that make them dangerous, especially in earthquake-prone areas like California.
The open parking area on the ground floor creates what engineers call a "soft story" problem. This means the first floor lacks the walls and support that the upper floors have. During an earthquake, this weak first floor can collapse, causing the entire building to pancake down. This happened to many dingbat apartments during the 1994 Northridge earthquake in Los Angeles, leading to deaths and injuries.
Building Code Violations
Modern building codes have strict requirements that dingbat apartments simply don't meet:
- Inadequate seismic reinforcement
- Insufficient support columns for the weight above
- Poor fire safety features
- Lack of proper emergency exits
- Insufficient structural support for lateral forces
These buildings were built before many of today's safety standards existed. What was legal in 1955 is now far below the minimum requirements for new construction.
Zoning Law Changes
Beyond safety issues, many cities have changed their zoning laws in ways that would prevent new dingbat apartments from being built. These changes include:
- Increased setback requirements (distance from the building to the street)
- Higher parking requirements per unit
- Stricter density limitations
- Requirements for green space or landscaping
- Design guidelines that discourage the dingbat style
Retrofit Requirements
In cities like Los Angeles, existing dingbat apartments aren't being torn down immediately, but owners are required to retrofit them to improve safety. These retrofits can cost tens of thousands of dollars per building and include:
- Adding steel frames around parking areas
- Installing shear walls
- Strengthening connections between floors
- Upgrading foundation connections
Building owners who don't comply with retrofit requirements can face fines and legal action. The city of Los Angeles has identified thousands of buildings that need these upgrades.
Environmental and Efficiency Issues
Dingbat apartments also fail to meet modern environmental and energy efficiency standards. They typically have:
- Poor insulation
- Single-pane windows
- Inefficient heating and cooling systems
- No provisions for water conservation
- Limited natural light in many units
New buildings must meet much stricter energy codes that dingbats simply weren't designed for.
Accessibility Problems
Another major issue with dingbat apartments is their lack of accessibility features. The Americans with Disabilities Act (ADA) and similar laws require new buildings to be accessible to people with disabilities. Dingbats typically have:
- No elevators
- Narrow doorways
- Steps without ramps
- Inaccessible bathrooms
- No accessible parking spaces
Making these buildings fully accessible would require major structural changes that are often not practical or cost-effective.
The Housing Dilemma
Despite their problems, dingbat apartments provided affordable housing in many cities. As these buildings are either retrofitted (making them more expensive) or demolished, cities face challenges in replacing this housing stock.
Some housing advocates point out that while dingbats had serious flaws, they offered:
- Relatively affordable rents
- Medium density housing
- Housing in desirable neighborhoods
- A stepping stone for middle-class families
Cities now must balance safety concerns with the need for affordable housing options.
What's Happening to Existing Dingbats?
Existing dingbat apartments are facing several fates:
- Mandatory retrofitting to improve safety
- Conversion to other uses
- Demolition and replacement with newer buildings
- Historic preservation in some cases
Some cities have created programs to help building owners afford the necessary safety upgrades rather than simply demolishing these structures.
The Future of Urban Housing
The problems with dingbat apartments have influenced how cities approach medium-density housing today. Modern alternatives include:
- Podium-style buildings with concrete first floors
- Mixed-use developments with retail on ground floors
- Townhouse developments without the parking-underneath design
- Mid-rise apartments with underground parking
These newer designs address the safety, efficiency, and accessibility issues that make dingbats illegal while still providing needed housing.
Conclusion
Dingbat apartments represent an era of urban development that prioritized quick, affordable construction over safety and longevity. While they served an important housing need in their time, their structural weaknesses, especially during earthquakes, have led to their classification as illegal under modern building codes.
The story of dingbat apartments shows how building standards evolve over time as we learn more about safety risks and develop better construction methods. For those living in existing dingbat apartments, understanding these risks is important, as is supporting efforts to retrofit these buildings to make them safer for current and future residents.
