The small house for a moderate income

Front matter

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"^he Small cKlm^e

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Contents

CHAPTER PAGE

I A Colonial Clapboard House 21

II The Four-thousand-dollar House 25

Introduction

IN the publishing of this book, which deals exclusively with the small house in its various phases, it is my intention to promote the building of the attractive house, in keeping with our presentday mode of living. It is most encouraging to find that in recent years greater attention is being given to the building of small houses than ever before. The rapid development of suburban tracts of land in almost every part of the country has created a widespread demand for good houses of intelligent design, planned with an idea of comfort and convenience as well as artistic merit. In designing the houses which are illustrated and described, I have kept these points well in mind, also that most important factor — expense.

In the very short space of ten years we have successfully emerged from the influences of the Early Victorian Era, a period of abortions both in the building and decorating of houses. We can now look back on this period with a keen sense of disgust and fully realize that we are on the threshold of great achievement in the matter of house building. The general movement countryward is largely

responsible for this new demand for better houses, linked with the

II tremendous strides which have been made in artistic appreciation. One has only to visit the more recently developed suburbs of our larger tow^ns and cities to be impressed with the marked improvement which has been made in this class of building. Even in the older suburbs many of the hideous landmarks of forty years ago are fast disappearing and are making way for the more modern homes of taste and intelligence.

The period in American history, which we define as the Victorian Era was one of mediocre architectural achievement. There may be many excuses put forth for the unintelligence of the time, but the fact still remains that it was most decidedly an architectural blot on our national escutcheon. Wood was plentiful and with the introduction and rapid perfection of machinery it was almost universally employed in the building of houses. This does not mean, however, that the house which is built of wood is in any way inferior to those built of brick or plaster. I refer merely to those houses which were made grotesque by the misuse of the material. We were brought suddenly to the realization that wood as a building material could be successfully and cheaply employed in the construction of houses. But few architects at the time had had any real technical training from an artistic point of view, and the prosperity of the country was so great that the work was largely done by inexperienced men who were incapable of evolving intelligent designs. They at once depended on machine made ornamentation in an attempt to shield their own ignorance of architectural design. A curious phase of this situation was the craze for imitation and deceit in almost everything connected with the building of houses. Feudal castles with towers and turrets, often placed on narrow lots, were built of clap-boards or shingles, and usually painted in hideous and inharmonious colors. Houses built of wood were made to look like stone. Windows, doors and porches were profusely ornamented with cheap scroll work and filigree of all kinds to make them look expensive. In fact, the spirit of sham was dominant in most of the houses built at this time.

We still find many of these architectural atrocities in our towns and cities which stand as spectre reminders of a period in the history of this country when commercialism had conquered all the rudiments of good taste, both in the building and decorating of houses.

There seems to be no satisfactory explanation for the fact that our own Colonial style did not serve as an inspiration in the designing of houses. The old mansions of New England and the Southern States, those excellent examples of Colonial architecture were, to all appearances, overlooked, as few of the houses built during the Victorian Era bore any of their earmarks. We are reluctant to admit that it was through a lack of appreciation that their influence was not more universally felt, and are more than willing to attribute it to ignorance of their existence. In the present day, with our numerous magazines and books devoted to house building and decorating, we no longer need to remain in ignorance of such matters, for the best examples of houses, not only of this country, but of other countries, are all pictured and described and brought to our very doorsteps for our inspection. This very publicity, as it w^ere, is almost entirely responsible for our progress in artistic appreciation and the results are proven by the many homes of merit which are being erected in all parts of the country. However, in the Early Victorian days the house building magazines were unknown and if any intelligence was to be obtained it meant a tour of personal inspection.

Although the houses which were designed and built during the late Victorian period were undeniably American in their conception, they have had no lasting effects upon American architecture. We have come to the full realization of their worthlessness and the style will not be revived. Fortunately, to-day we are no longer forced to accept the ideas of uneducated men in our house designs, as there has never been a time when there were so many competent architects. By comparing the modern home with that of a decade ago, we can fully appreciate the advance which has been made in artistic conception.

This improvement has not only made itself felt in the building of more artistic homes, but has had as great an effect on the general scheming of the plan to obtain the maximum of comfort and convenience. There has never been a time in the history of building when the various problems of housekeeping have been thought out on such a scientific basis. Each year witnesses many innovations and appliances which are created to reduce the labors and costs of housekeeping to a minimum. In fact, it is astonishing to find what each season has to offer in labor saving devices of all kinds, which can be installed in our homes at little expense. The architect has been keenly conscious of this and gives his domestic quarters as careful and minute consideration as the proportions and details of his exterior designs. In the matter of kitchen arrangements alone there are unlimited possibilities. It is interesting to inspect the catalogue of any firm manufacturing such fitments, to note the great variety of designs of all kinds, which are made to promote efficiency in the modern kitchen. The questions of plumbing, heating, and ventilating have all been conscientiously thought out on scientific lines, so that to-day we are in a position to build our homes and equip them with such modern improvements, that but little comparison can be made between our modern houses and the homes of yesterday.

For many years we have depended largely on foreign influence for our inspiration in the designing of houses. With the exception of our Colonial houses, which we are justified in claiming as our own, our house designs have reflected the spirit of those of other countries. Many of our best architects have received their schooling abroad, and their work bears the earmarks of such training. The Beaux-Arts where the French Renaissance is so universally employed, have been responsible for many of our classic designs. The English styles have also been conscientiously studied and widely copied, but it is undoubtedly true that an American style in domestic architecture is fast claiming its place with the others.

The dominant characteristics of what we may term the American Style is simplicity of design. It is free from affectation, a coni6 INTRODUCTION

Crete crystallization of common sense. The American architect makes every effort to eliminate unnecessary features of all kinds. He strives for unbroken lines in his exterior designs, for he knows by experience that they add decidedly to the dignity and charm of the house. Unlike many of the foreign country homes, and particularly the French, the American house is not elaborate in its ornamentation. By accentuating those parts which lend themselves most readily to ornament, such as over doors and windows, his designs are rarely commonplace or uninteresting. I do not mean to say that all our designs are good, but the spirit in which the American architect works has already made itself felt in all parts of the country and we may feel confident of even better results in the future.

It is also true that the American house plan is excellent in its economy of space and general arrangement of rooms. We strive for the utmost convenience, particularly in our kitchen quarters. A well arranged kitchen in any house is a feature over which the architect expends his best efforts, for he knows that his house will not be successful unless his kitchen quarters are designed to promote efficiency. The average housewife takes a certain pride in her completely equipped kitchen, for she is ever conscious of its importance in the general scheme of living. In fact, all the economic problems of house planning have been thoroughly thought out.

The success of any house depends largely upon the common sense of the architect and the owner. In building the small house we accept the fact that expense is a vital consideration. In many cases the very limitation of funds assures the best results as we are compelled to conform to simple treatments. Quite naturally, we may be forced to give up some of our pet ideas in regard to what a house should be, as we will constantly be confronted by the item of expense. However, we need not take this with discouragement. The cost of houses in many cases is increased by the addition of unnecessary features which could easily be dispensed with without affecting the general scheme. The most inexpensive house to build is the one which is simple and straightforward in its design. Eccentricities in the way of fancy gables and broken roof lines, add considerably in the cost and in the end we will, undoubtedly, obtain a more satisfactory result if we avoid them.

The building of a small country house in a desirable section may be looked upon as an eminently safe investment for the owner. Small houses are always in demand and whether the owner builds with the idea of eventually disposing of his property or not, he may feel confident that his money is well invested. The fact that the building of houses on speculation has increased with unusual rapidity in the last few years proves the point. I feel justified in saying that if good judgment is used in the selection of property and the choice of a good design, in ninety-nine cases out of a hundred the house can be sold with a substantial profit for the owner. We are gradually coming to the realization that life in a cramped city apartment has its many drawbacks, and in consequence there is a steady and ever increasing movement countryward.

The cost of building is often a perplexing question. For some years the unsettled condition of labor and the inflated values of building materials have discouraged a good deal of country building. Fortunately, however, these conditions are rapidly assuming their normal condition. Keen competition has been the strong factor in putting building costs on a fair and reasonable basis, so that to-day we may feel confident that it is quite easy and possible to obtain fair estimates in almost any locality. To be sure, building values vary considerably in different parts of the country, so that it is only possible to quote approximate estimates, unless we base our figures on some specific section. For instance, it is cheaper to build in the far West than it is in the East, as labor and materials are cheaper in the West than in the East. One section may have cheap lumber and high labor cost and vice versa in another. However, these differences are gradually equalizing and I think the time will come when building costs will be the same the country over.

On the following pages are shown a number of houses which- can be built at moderate cost. They are simple and straightforward in their design, appropriate to be placed on country or suburban sites. Every effort has been made to so plan them that they can be built at the lowest possible cost. The specifications call for thoroughly reliable building materials in every instance so that the houses when completed will be free from defects of any kind. It will be seen from the plans that every inch of available space has been utilized to advantage, and the rooms, though not sumptuous in proportion, are of comfortable size and convenient in their arrangement.

In most instances simple changes in the plans can be made to suit the owner's ideas, without affecting the general appearance of the house. Rooms may be enlarged if necessary, an additional bathroom added on the second floor if two baths are required, and in many cases small bedrooms with dormer windows may be arranged on the third floor. Of course, such additions will add to the cost of building somewhat, but to no serious extent. Most house plans are reasonably elastic in the matter of slight changes.

The estimates which appear on the following pages are approximate for all parts of the country. They are based on general building conditions, and are quoted to give the reader a reasonable idea of what the houses should cost. In some cases lower estimates may be obtained, but those which are quoted may be considered as a fair average. Approximate estimates are based on the number of cubic feet contained in the houses. In consideration of the fact that building costs vary considerably in different parts of the country, I have taken seventeen cents per cubic foot as an average on frame or clapboard houses and nineteen cents on houses built of stucco or plaster on metal lath. In some sections of the middle and far West, houses can be built as low as fifteen cents on clapboard construction and seventeen on stucco. However, on the general estimates which are quoted, I have taken the seventeen and nineteen cent basis.

Most of these houses will lend themselves readily to fireproof construction. The use of hollow terra cotta blocks in wall construction not only assures a fireproof house, but the material is durable and lasting. Fireproof floors of concrete are the logical sequence to this type of wall construction. A house built of hollow tile is naturally more expensive than the one built of plaster on metal lath. An increase of ten per cent, in the total cost will usually cover it. Hollow tile also has the advantage over ordinary construction of assuring a cool house in summer and a warm house in winter.

In the smaller houses shown the ceiling heights are eight feet and six inches on the first floor, and eight feet on the second floor, in the larger houses eight feet nine and eight feet three. A low ceiling creates a very cozy and homelike atmosphere and enables the architect to obtain better proportions in his exterior designs. In many houses the ceilings are unnecessarily high.

Cellars usually extend under the entire house. However, this is a point which may be determined by local conditions. A cellar under the entire house is not always necessary. In such cases the rooms on the back only have cellars under them.

For many of the illustrations in this book, I am indebted to The Sherwin-Williams Company of Cleveland, Ohio, and The Ladies' Home Journal, through whose courtesy and interest in this publication, I have been able to more fully illustrate the chapters.

A COLONIAL CLAPBOARD HOUSE

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Chapter I A Colonial Clapboard House

THE conscientious study of architectural periods in domestic building brings us to the realization that our own Colonial style is about as well suited to our present day requirements as any we could follow. There is no accounting for tastes, however, in the building of homes and whether our preference is for an English house, an Italian villa or a Colonial house, the chief consideration is the building of an appropriate abode, in keeping with our mode of living.

I -have often been shocked, in passing through the country or suburbs, to come across the freak house. By freak, I mean the house of exaggerated ideas, where all sense of fitness is lost in an attempt to create something unusual or extraordinary in the way of a home. In some cases we may be amused at such creations for a time, but they soon become tiresome.

We all know the charm of the old Colonial homes of New England, those wonderful old buildings which have come down to us as traditional examples of a period in our own history when we were molding a national style. Unfortunately, since those early days we have, to a large extent, failed to follow the spirit of these excellent examples of architecture. In our haste and eagerness to establish ourselves, we have lost sight of our greatest opportunity, that of maintaining and continuing the Colonial atmosphere in our towns and cities.

Aside from the fact that the style is justly our own, and is deserving of our reverence, there is an unmistakable charm about the Colonial house. The intimate and homelike atmosphere created by its simple lines and proportions makes a strong appeal to the lover of a real home. Surely, in choosing the Colonial as a style, we cannot go far wrong nor ever be accused of affectation.

The present house is designed for a plot of average size. Let us hope that in time it may be surrounded by many flowers of varying shades and hues, with trees and shrubs to give it its proper setting. Although the design is simple, it is in no sense commonplace or uninteresting. The arrangement is symmetrical. The entrance door, centrally located, is flanked on either side by two well designed bays of excellent proportion. A sense of balance is obtained by the two chimneys, one at each end of the house. The roof is unbroken, except for a single dormer placed directly in the center, lineable with the entrance door. The living-porch is placed squarely at one end of the house and is of ample size. The small paned windows, with shutters painted in a soft harmonious green, as well as the lattice panels, are characteristic features of the exterior.

I have attempted to obtain a suggestion of the old Colonial treatment by the use of wide clapboards. They can now be ob-

A COLONIAL CLAPBOARD HOUSE tained measuring seven inches to the weather and certainly lend a far greater distinction to the exterior than the narrow sheathing so much used in cheap and commonplace dwellings. The average person is not conscious of the importance of such seemingly trivial details, but the fact remains that they have a great effect on the artistic bearing of any house.

The ground floor plan shows a good arrangement of rooms. From a central hallway the living-room is entered through a double doorway. French casement doors, placed at either side of the fireplace, open directly onto the living-porch. A detail drawing is showTi which gives an idea of the architectural treatment of this room. The wall spaces are well arranged for the accommodation of furniture and book shelves. A good view of the garden is obtained from the broad window in the rear wall.

The kitchen and pantry are conveniently located in relation to the dining-room. A cellar stair leads down to the basement directly under the main stair, easy access being afforded to it from a separate cellar doorway. Although the domestic quarters are not large, they are ample in size for the house and convenient in their arrangement.

A charming scheme for the decorating and furnishing of the dining-room is shown. A set of simply designed furniture of the Sheraton type in ivory enamel gives a distinct individuality to the room. The various pieces are very reasonable in price, and are unusually appropriate as furnishings for the small dining-room. The wall is a plain French green which contrasts well with the ivory tone of the furniture and woodwork. The rug is a deeper shade of the same color. For window and door hangings, a good pattern in cretonne, gay in color, is used to advantage. The odd bits of quaint old-fashioned china, the silver candlesticks and flower vases, as well as the brass wall sconces, all carry out the unique atmosphere created by the furnishings.

On the second floor four bedrooms are located in the four corners of the house. Each room is cross ventilated, the broad windows admitting plenty of air and sunshine. Excellent closet room with good hanging space is also provided, as well as a separate closet for the storage of linen and towels. A communicating bath is located between the two principal bedrooms on the front; a second bath convenient to the other bedrooms is placed at the back.

This house is estimated to cost $6,000, figured on a basis of seventeen cents per cubic foot.

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THE $1^000 HOUSE

The First-fluDi' Plan

Tile Second-ftoor Plan

• ^ CHAPTER II

THE FOUR-THOUSAND-DOLLAR HOUSE

IF expense were not an important factor in the building of a home, we would probably have but few small houses. The average person who builds has a certain amount of money to spend for the constructing and equipping of a home. This specified amount must pay for the house complete, after the last carpenter, bricklayer, or plumber has finished his work and the house is ready for occupancy. The client usually has a fairly concise idea of what he wants regarding the size and number of rooms. The ideas which he has formed for his own house have, in most cases, been based on ideas which others have actually worked out, changed and altered to meet his personal requirements. After he has expressed his own desires regarding his house and how much he would like for his money, it remains for the architect to tell him how much he can have for his money.

Let us take, for example, four thousand dollars as a sum which we may have to build a home. This amount, quite naturally, will not build a spacious home, but if we are considerate and careful, it will build a comfortable one. If we are unacquainted with building costs, we are very apt to expect more for our money than we will eventually get. Having stated the amount which we are able to afford, the architect submits a rough sketch plan which shows the number, size and arrangement of rooms. In drawing his plan he has kept the four thousand dollar limit well in mind, and has, to the best of his ability, given his client as much as possible for his investment.

This sketch plan then becomes a basis for argument. Alterations and changes are suggested. Because of the stipulated sum which is to be afforded the architect has, in many cases, been forced to eliminate some of the suggestions made by his client. This is not done because the architect is indifferent to his client's wishes, but because he is honestly working in his client's interest in keeping the house within his price. On this point clients are often times unreasonable in their demands, and are apt to become discouraged. If, for instance, the client is told that the addition of another bathroom, enlarging the living-room three feet in its length and one on its width, and adding an extra bedroom will increase the cost, he becomes disheartened. Or, again, perhaps the client's wishes are for a more ornate and complicated exterior treatment. Dormer windows, broken roof lines, and fancy gable treatments all add considerably to the cost of building. These are all points which the architect understands and is usually perfectly frank about.

An architect's profession, by the very nature of his work, is an honest profession. He does not tell his client that a house can be built for four thousand when he honestly knows it will cost six, for the contractor's estimate will prove his dishonesty. Fortunately,

THE FOUR-THOUSAND-DOLLAR HOUSE 27

the client is protected by the contractor's estimate. Before he becomes responsible for the payments on his house an estimate has been submitted to him for his approval. If the estimate is too high and more than can be afforded, the plans must be altered and reductions made so that the house can be built within his amount. This means extra work for the architect, as the plans must be re-drawn and compromises made in order to reduce the cost. The fact then remains that although the contractor actually builds the house, the architect is the one who gives you the first idea of what the house will cost.

Of course, an important consideration in house building is a competent and thoroughly reliable contractor. Estimates for building vary considerably and it is customary to have at least two estimates submitted before one is accepted. Nor is it always wise to accept the lowest estimate, for a badly built house is a poor investment at any price. This does not mean, however, that the contractor who submits the lowest estimate is going to necessarily give you a badly constructed house. The really important point is the integrity and standing of the contractor.

Then let us be fair with the architect and give him his due consideration and be careful to choose an honest and reliable contractor who will build us a well constructed house.

The house which is illustrated is estimated to cost $4,000. The very simplicity of the design makes it an inexpensive house to build. With the exception of a single bay window, there are no ornamental features which usually add to the cost. The windows and doors are of uniform size and proportion, and the roof is unbroken, except for two ventilating dormer windows. The brick dado which is carried up to the sill line of the first story windows is not only a practical feature of the design in that it assures a dry wall, but adds a considerable charm to the general efifect of the exterior. The rough plaster is a soft ivory tone, the shutters and front door are painted a dull shade of blue green, and the roof is stained a dark shade of brown.

I would like to call especial attention to several clever points which have been worked out in the plan of this house. Immediately inside the front door is a small tile floored vestibule arranged with a seat and cupboard space below for keeping rubbers, umbrellas, etc. On stormy days this vestibule will be found invaluable. The cellar stair, which leads down immediately from the kitchen under the maiu stair, has an exterior door. This feature is a decided advantage in any house as it permits the removal of ashes and the installing of household supplies without the inconvenience of entering the kitchen. In the small pantry-way a dresser is built. This kitchen arrangement will, undoubtedly, make an appeal to the woman who does her own work, as it is planned to save as many steps as possible and to still give her ample space for her domestic duties.

The plan is arranged so that one chimney answers for the whole house. On the second floor each bedroom is provided with good closet-room. There is a separate closet for linen and a space provided with a ladder which admits access to the attic.

AN IMPORTANT CONSIDERA- TION IN THE LIVINCi ROOM IS THE ARRANGEMENT OF THE FURNITURE

INDIVIDUALITY IS ADMIRABLY EX- PRESSED IN THE SIMPLICITY OF THE DINING ROOM FURNISHINGS

THE HOJIELIKE HOUSE

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The Sooond-floor Plari

Chapter III The Homelike House

NO house is really successful as a home unless it possesses the homelike atmosphere. It is often true that our best efforts to obtain this atmosphere are none too successful, but, at least, we can profit by the mistakes which others have made.

Every intelligent architect strives to obtain the homelike look in the designing of his houses. Have we not all seen the little old-fashioned rambling house, so snug and cozy that we have wished to possess one just like it? And what is it, we may ask ourselves, that creates this charming atmosphere? The architect will give you technical reasons for it. He will tell you, in the first place, that he strives to keep the roof lines of his houses as low as possible. This is done to obtain good proportions to his exterior design and invariably creates the cozy, homelike look. The house which is too high for its breadth at once loses its charm. We all know the hideous examples of the Early Victorian houses which were built up steeple-like in the air. Ceilings were made fourteen feet in height, and windows were extremely long and narrow in proportion. Windows that are short and broad look hospitable and inviting. If narrow windows are used they should be grouped in pairs, or a series of three, four or five. This arrangement produces the broad effect. In designing a house the architect does everything in his powder to bring it down to the ground, for, by experience, he has learned the secret of the homelike look, and he knows what the effect will be after the house is built. These technical points the architect understands and employs especially when he is designing the small house, and although we may not understand them ourselves, it is far better for us to take his advice in the matter.