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htewam
Joined: 23 Feb 2009
Posts: 3
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 Posted: Mon Feb 23, 2009 2:34 pm Post subject: Adaptable home design -- single family to up/down duplex |
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We have a lot that is zoned for a single family home or duplex apt. We would like to build a small (~2000 sq ft) single-family 2-story home for ourselves but have the option at a later date of converting it and selling it as an up/down duplex -- with each unit being approx. 1000 sq ft and having a 2 bedroom/1bath configuration.
Conceptually, it would seem to be possible to design a 2 story home that could be readily split into two separate, stand-alone floors at a later date but I'm sure the devil is in the details. Placement of plumbing/electrical/mechanical would probably need to consider the final configuration from the outset -- the biggest challenge would seem to be having a "phantom" kitchen plumbing arrangement on the 2nd floor. The hope was to have a design that would simply reconfigure/add a few non-load bearing walls, closets, cabinetry, etc. without having to incur a wholesale renovation.
I've looked at various on-line home plans and have never come across this kind of variation. Hiring a professional architect is probably an option but I suspect that the size of the project is probably not very attractive to most. Any thoughts on where to find the right resources, examples -- or whether it is just a bad idea to begin with -- would be helpful. |
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phansford
Joined: 18 Apr 2004
Posts: 829
Location: SW Ohio
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| Posted: Tue Feb 24, 2009 5:34 am Post subject: |
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Interesting project.
Several years ago, I took a historic 1874 Italianate Victorian from a duplex back to a single family residence. Currently, we are changing a 1922 duplex into a homeless shelter.... which involves turning it into a single unit.
I think your idea has merit.
I think you will need to get an architect. Find one who has residential experience. You might consider side by side units as well as creating two flats. If we were doing this project, we could try to crank out two quick concepts for your review and approval. You need to be able to see the advantages and disadvantages of each concept.
It might be easier to do side-by-side units with a basement, then you can stub the kitchen plumbing in place below and easily modify things later without a lot of removals. Then have two baths/four bedrooms upstairs that can easily be split. Frame out for a future stair... .... The real effort will be in designing something that will take little effort in the conversion.
Good luck. |
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JWmHarmon
Joined: 15 Apr 2004
Posts: 126
Location: Ohio
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| Posted: Thu Feb 26, 2009 11:22 pm Post subject: Duplex to single family residence |
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It is not uncommon in my area to have older, two-story homes converted to duplex apartments.
The easiest conversions are those homes with stairways along one wall at the entry. A door is cut into the front wall to give access to the second floor. A wall is built to close the stairway off from the first floor.
Other conversions cut out a window in the back of the house, install a door in its place, plus a stairway and landing.
Additional plumbing is installed in one of the rooms upstairs for a kitchen. Where there is no bathroom on the first floor, one is added either by a small addition or by using one, or part of one room.
The additional plumbing and electrical work is relatively simple for experienced tradesmen.
Designing these features into a new house is relatively simple. Design it to be a duplex to begin with. The second floor door may be installed now or later. A wall separating the first from the second floor could be left open, to be installed at a later date.
It would not be necessary to install the kitchen cabinets on the second floor, but only the necessary plumbing and electrical outlets for future use.
Also provide for a second floor fire escape exit from the second floor. This can be as simple as a window onto a lower roof and does not necessarily need to be a second stairway.
You will have to follow any local building codes.
Electrical service panels can be separate or you can use one panel. Water supply can be separate or from a common source. It depends on how you want to set it up.
Having separate utilities from each floor may be an ongoing extra expense depending on how it is set up and the requirements of your utility companies.
The key is to set it up as a duplex whether you install all of the necessary component when it is built or if you just provide for them, to be installed later.
It could easily be converted from a duplex to a single family dwelling.
_________________
When building or manufacturing always ask, "How will we recycle that?" - JWmHarmon |
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Checkpoint43
Joined: 22 Mar 2007
Posts: 180
Location: Lexington, VA
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| Posted: Fri Feb 27, 2009 8:52 am Post subject: |
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Maybe you should look at the project from a different point of view.
Instead of wondering how you can convert a 4 bedroom home into two 2 bedroom apartments, think of how you could turn two 2 bedroom apartments into a single 4 bedroom home.
This would provide you with your end goal, up front.
Now you can determine what temporary modifications to make to the structure, to accommodate your needs as a single family home.
Then when you are ready to turn it into two apartments, you simply remove those modifications.
For example, you may design an upper and a lower apartment duplex, then include a staircase in the lower living room.
This can be removed later, as you "go back to" two seperate apartments.
Think of an upstairs apartment living room, complete with exterior door entrance. Now imagine using the space as a master bedroom. The exterior entry and porch is used as a private balcony (no stairs to the ground for now.)
Other areas in the upper apartment, such as the kitchen, can be used as a bedroom until "converted back" to a kitchen later.
Downstairs, 2 bedrooms can be temporarily converted into one large rec room, or formal dining room, etc. A non-bearing partition wall can be installed later to turn that space into two bedrooms "again".
Hope this helps. |
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htewam
Joined: 23 Feb 2009
Posts: 3
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| Posted: Thu Mar 05, 2009 12:34 pm Post subject: |
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I tend to agree that starting with an up/down duplex and then "converting" into a single family would seem to make sense for what I am trying to accomplish. Yet, I have found few sources of "up/down" duplex floor plans readily available. The best that I can find are a few multiplex floor plans but they often highly utilitarian (i.e. blocky) in design and include external stairways that would be impractical for use when configured for a single family.
I had hoped to find a resource for up/down duplex design ideas and then hire someone to refine the concepts as required for my specific situation -- rather then having to start from scratch. |
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phansford
Joined: 18 Apr 2004
Posts: 829
Location: SW Ohio
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| Posted: Thu Mar 05, 2009 1:10 pm Post subject: |
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We have clients that have done that in the past... thinking they are saving money on design fees. They don't. There is so much redesign that has to occur to make things work structurally and easier to build, plus meet building code. On some occasions, they probably spend more money in design and construction because they don't listen to our professional advice or fight letting us do our job. We have gotten pretty good at spotting those people and will turn down the work. It's not worth the hassle.
No offense intended, but I recommend you hire an architect and cut to the chase. |
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mod
Joined: 24 Mar 2009
Posts: 3
Location: Portland, OR
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| Posted: Tue Mar 24, 2009 2:53 am Post subject: duplex plan |
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I am a residential designer and would be happy to discuss your project with you. It sounds fun! Can I assume that the property is near Seattle?-assuming because of the other post regarding the 3/4 acre multi-family post I also read authored by you.
I have actually been working on a similar "up/down" duplex plan for a narrow infill lot-although each of the units are only 460 sq. ft. studios.
Let's talk more. I'd be thrilled to design a plan for you.
drop me an email.
m.o.design@comcast.net
www.modabydesign.net
-matt |
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