Buying and Remodeling a Small Home
Guide G-411
JoAnn Less, Extension Housing SpecialistCollege of Agriculture, Consumer and Environmental Sciences New Mexico State University
This Publication is scheduled to be updated and reissued 10/01.Learning to live in less space is a challenge facing many Americans today and in years to come. No longer will the average family be able to afford the three or four bedroom, two story home of the 60s and 70s. Inflated home prices, higher interest rates, and increased energy and maintenance costs have placed home ownership out of the average family's reach.
Many families and singles are considering the options of smaller lots, more compact homes, mobile homes, and multi-family units including condominiums, and townhouses. Many of these newly designed homes contain less than 1,200 square feet. Some are even as small as 500 square feet.
THE CHALLENGES OF SMALL SPACE LIVING
The key to small space living is organization. A combination of well-designed storage, structured work habits, and an efficient use of floor space makes the best use of what space is available. Families living in smaller dwellings will find themselves facing these challenges:
Developing a respect for the people they live with. Living in a confined space can cause conflicts. Each person in the home needs a space of their own, no matter how small it may be. The corner of one room may be enough. Also, there should be several special areas so all family activities do not take place in the same location.
Mastering the art of storage. When there is an extra room that can serve as a catch-all, it is easy to get in the habit of piling objects in the room and shutting the door. Small space living does not allow for such disorganization. Families must make the best use of the storage space they have, organizing storage to the point where everything has a place. They need to use wall space to its best advantage by organizing closets and cabinets so they are most efficient. Purchases should be planned so families buy only what they need and have room for. Families should buy multipurpose items so they only have to store one item rather than many. Small appliances are good examples.
Becoming a tidy worker. Do not allow objects to be scattered all over the house as people work. Concentrate tasks at work centers and put things away immediately after finishing. Plan projects so they can be finished in the time allotted and not left out to be finished later.
Keeping things simple. Overdecorated or overcrowded areas seem smaller. Highly patterned or detailed objects seem to consume more visual space than objects with a simple design. Expand space by getting along with the essentials. This may mean giving away seldom used items, and alternating accessories rather than having them all on display at once. Look for simple furnishings with plain surfaces and smooth lines.
Adapting to smaller spaces is a challenge, but it does not mean the situation has to be unpleasant. Small dwellings can be comfortable, and can offer as much livability as some large dwellings. Psychologically, some people prefer a smaller space because they feel it projects a feeling of closeness and warmth. Someone once said, "Small rooms or dwellings set the mind in the right path, larger ones cause it to go astray."
BUYING OR BUILDING A SMALL HOME
Because of market demand, many architects are designing smaller dwellings, some containing less than 1,200 square feet. Many of these new designs put every square inch of living space to its best use.
There are, however, many small homes and residential units that are poorly designed. Prospective buyers should know how to recognize a well-designed home that offers privacy, livability, and ease of function.
The first consideration is the lot and outside living space. Because interior space is limited, it is important to consider expanding interior space to the outside with large windows or patio doors. Expanded outdoor space should be pleasant to look at and offer privacy to the occupants. If you are considering adding on to the house, be sure there is space enough on the lot to do so.
Study the home's design and decide if additions would be possible if they were needed later on. Would an addition distort or take away from the home's appearance?
The dwelling's floor plan should make the best possible use of the allotted space. Extra-wide hallways, closets that are too deep, poorly placed room openings, or odd-shaped rooms all waste valuable living space that can be put to better use.
For flexibility, all living areas should be on one floor so rooms can be used for more than one purpose. Look for fewer rooms, fewer walled hallways, and carefully planned storage areas to make small rooms seem larger. Opening up the ceiling area with cathedral ceilings or skylights also gives a feeling of space. Look for sound absorbent materials to provide privacy.
Be sure interior living areas are not broken up by traffic patterns. Plan doorways and openings so traffic goes through one edge of a room, not down the middle. Expand interior areas to the outside with glass. Since large expanses of glass are not energy efficient, place them on the south to catch winter sun, use exterior shading, make the windows double or triple glazed, and carefully plan window treatments.
Consider some of the following ideas for specific areas of the home:
Kitchen and Work Area
Careful planning is more essential in the kitchen than in any other room. Not only is this room the most costly to build, but a poorly planned kitchen can be difficult to work in. Actually, a small well-planned kitchen is more efficient than a large one with scattered work areas.
Plan the kitchen so it makes the best use of the floor space and storage areas. For example, the soffit space above wall cabinets can be turned into storage space for seldom used items.
Design laundry equipment into the kitchen or bath to eliminate the need for a separate room. Plumbing costs can be minimized by having the bath, kitchen, and laundry located near one another.
Dining Room
The separate dining room may become a thing of the past. To make better use of space, look for a dining area incorporated into either the kitchen or living room. This arrangement allows either area to be expanded into the other if extra space is needed. If you insist upon a separate dining area, make it multifunctional. Have it double as a guest room, study, or hobby room.
Living Room
Choose "The Great Room" idea where one room combines the formal living room and family room. This room should be designed so different family activities can take place at one time. A well-planned furniture arrangement helps achieve this.
Bedroom
Like other rooms of the home, make the bedrooms multipurpose. A child's room can double as a play or study area, and an adult's room can contain a sitting or desk area. Bedrooms can be smaller when all the storage is built into the wall or closet. This does away with a need for dressers and other storage units.
Bath
Select a compartmentalized bathroom rather than an all-in-one type. It will accommodate two or three people at the same time, eliminating the need for a second bathroom.
IDEAS FOR REMODELING A SMALL HOME
Whether simple or elaborate, plan remodeling to create space or an illusion of space. Think through plans carefully. Decide what you can do on your own to save on labor costs. Incorporate energy conservation measures as you remodel, to save fuel costs. Be aware of what improvements will raise property values, and remember they may raise property taxes at the same time.
Major remodeling plans may include an addition or converting unused areas (such as a porch, garage, attic or basement) to a year-round living space. Other simple, less costly plans can also expand space. Below are some ideas to help you create more actual or visual space in your home.
Lighting and Windows
Incorporate more light into the home, whether it be natural or artificial. A well lit room appears roomier. Increase artificial light by use of recessed lights, track lights, and other fixtures. Remember, fluorescent lights give more light and cost less per watt.
Replace an outside wall with a sliding glass door to increase light levels and to extend the room's activities outdoors. Always consult an architect or contractor to be sure the change will not cause structural problems.
Concentrate on south facing windows to take advantage of the winter sun. Converting or expanding a window area into a greenhouse increases light levels, expands the living space, and provides an indoor garden. Eliminating a small, awkward north facing window will help gain additional wall space. Before closing the window in, however, cover it to see what effect the light loss will have on the room.
In a bathroom, install higher, larger windows to open up wall space. They will increase light levels while adding privacy.
Skylights are a good way to add natural light. When increasing any glass area, be sure to take the necessary measures to insure energy conservation. Skylights have also been used as a means of entry for burglars, so make sure they are securely installed.
Walls and Ceiling
Enlarging wall openings opens up space and creates larger multipurpose rooms. If you do not want to remove a whole wall, make a large archway instead. Opening the dining room up into the kitchen or living room increases the use of space. You can even turn all three into one large area. Before you chop into walls, check to see which ones are essential support walls.
An alternative to expanding space horizontally is to open up vertical space. High or cathedral ceilings create a feeling of space. In some home designs, the flat ceiling can be removed to expose the rafters and roof line. The ceiling surface should then be insulated to assure efficient energy use.
Kitchen and Bath Areas
The secret to an efficient kitchen is well-planned work space and storage. If you want to make only minor changes to improve a kitchen, consider buying some of the space saving storage devices available at local hardware and variety stores. Incorporate as many other storage ideas as possible to organize your kitchen.
In some cases, a complete kitchen redesign may be necessary. Consult a kitchen designer to help you make the best use of space. Build in appliances where possible, and open the room into another area.
Because of the small size, clever design and a great deal of imagination is needed for a creative redo in a bathroom. When fixtures need to be replaced, choose streamlined styles in light tones to take up less room. If the bathtub is not important, remove and replace it with a clear acrylic doored shower. This visually expands the room, making the shower area seem a part of the floor space rather than a closed cubicle.
Replace normal bathroom tiles with small inch-square tiles so they are in better proportion to the room's size. Place shelves on open walls and use rounded, rather than squared, corners on shelves and counter to take up less visual space.
Other Storage
Organize bedroom closets by dividing the space into storage sections for a variety of items such as bi-level clothes bars, drawers for small items, and sections for shoes and hats. Use the inside of doors for small items like ties and belts. Make use of space above windows and doors and under the bed.
Living in less space is a challenge. Be creative with the space and you will find it has many advantages--less furniture to buy, less area to clean, less to paint and repair, less to heat and cool. Less can be better ( in this time of high inflation and scarce resources.
SOURCES OF INFORMATION
How to Get More living Space from the Space You Have. Home and Garden, August, 1979.
Making a Small House Seem Much Bigger. Joseph L. Wysocki, Family Housing Specialist, Pennsylvania State University.
Limited Space Living. Glenda Pifer, Housing Specialist, USDA Extension Service.
How to Live in Less Space and Like It. Caroline W. Daigles, Associate Specialist, Housing and Home Furnishing, Louisiana State University.
Use of a trade name does not imply an endorsement of the product nor criticism of similar products that are not mentioned.
New Mexico State University is an equal opportunity/affirmative action employer and educator. NMSU and the U.S. Department of Agriculture cooperating.