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[Illustration: FIGURE A.]
CONVENIENT HOUSES
With Fifty Plans for the Housekeeper
Architect and Housewife--A Journey
Through the House--Fifty Convenient
House Plans--Practical House Building
for the Owner--Business Points
in Building--How to Pay for a Home
by
LOUIS H. GIBSON
Architect
New York:
Thomas Y. Crowell & Co.
Copyright, 1889,
By Louis H. Gibson.
C. J. Peters & Son,
Typographers And Electrotypers,
145 High Street, Boston.
PREFACE.
When the reader is familiar with the writer's general purposes, it is
easier to understand the details of his work. This book is intended to
deal with houses in a housekeeping spirit. In doing this, the architect
has in mind convenience, stability, and that ideal of housekeepers,
beauty of surroundings.
In carrying out this idea, the relation of architecture to good and
economical housekeeping is first considered. Following this division is
"A Journey through the House." It begins at the porch, moves through the
different rooms, and stops to consider the various details. This brings
about not only a consideration of the general arrangement of a house,
but such details as kitchens and pantries, plumbing, laundry, and
heating.
These first two sections of the book--"The Architect and the Housewife,"
and "A Journey through the House"--are, in a measure, educational. After
this, and in keeping with the general principles that have been set
forth, plans of fifty convenient houses are illustrated and described.
For the most part, they are houses that have been built.
The next section is devoted to practical house-building. It is
constructed by taking a complete specification for everything which may
concern a dwelling-house, and ridding it, as far as possible, of all
technicalities; thus putting in form all practical house-building
questions for the benefit of the owner.
Following this is the consideration of business points in building,
which sets forth methods of letting contracts with the view of securing
the best results without waste of money.
The closing section is devoted to the getting of a home,--how to arrange
the monthly-payment schemes, building-association plans, and other
methods for getting a house on easy instalments.
LOUIS H. GIBSON, ARCHITECT.
INDIANAPOLIS, IND., September, 1889.
CONTENTS.
_THE ARCHITECT AND THE HOUSEWIFE._
CHAPTER I.
THE HOUSEKEEPER AND THE ARCHITECT.--FLOOR-PLANS AS RELATED
TO GOOD HOUSEKEEPING.--LABOR-SAVING DEVICES.--ECONOMY
AND GOOD CONSTRUCTION.--COMPACT HOUSES NOT NECESSARILY
CROWDED.--WOOD-WORK THAT IS READILY CLEANED 11-15
CHAPTER II.
HOUSEKEEPING OPERATIONS.--THE WORK OF THE HOUSEKEEPER.--THE
AVERAGE HOUSEWORK OF A WEEK.--THE ARCHITECT'S
LESSON THEREFROM 16-20
CHAPTER III.
MODERN CONVENIENCES.--A LITTLE HISTORY.--PLANS THAT MAKE
EXTRA WORK.--MODERN CONVENIENCES ENUMERATED 21-25
CHAPTER IV.
MODERN ARCHITECTS AND THE HOUSEKEEPER.--MISPLACED HOUSES.--OLD
COLONIAL POVERTY IN MODERN COLONIAL HOUSES.--AFFECTATION
IN DESIGN.--NATURAL DEVELOPMENT OF AMERICAN
ARCHITECTURE.--AMERICAN ARCHITECTURE AND AMERICAN
HOMES 26-28
_A JOURNEY THROUGH THE HOUSE._
CHAPTER V.
JOURNEY THROUGH THE HOUSE.--PORCH.--VESTIBULE.--HALL.--LONG
HALLS AND SQUARE HALLS.--THE HALL THAT IS A
ROOM.--RECEPTION-HALL.--PARLOR.--SITTING-ROOM.--DINING-ROOM 31-38
CHAPTER VI.
KITCHENS.--THE KITCHEN A WORKSHOP.--WORK TO BE DONE IN
A KITCHEN.--A PLAN.--FITTINGS.--DISH-WASHING
CONVENIENCES.--SINK AND TABLES.--CHINA-CLOSET.--PANTRY.
--COMBINATION PANTRY.--PANTRY FITTINGS.--WORK IN A
PANTRY.--A DOUGH-BOARD.--FLOUR-BIN.--PANTRY
STORES.--CUPBOARD.--REFRIGERATOR ARRANGEMENTS.--PANTRY
UTENSILS.--A DRY-BOX.--SOAP-BOX.--VENTILATION OF
KITCHEN.--GENERAL PRINCIPLES OF KITCHEN PLANNING 39-50
CHAPTER VII.
CELLAR.--FUEL DEPARTMENTS.--FURNACE CONVENIENCES.--COAL-BINS.
--CEMENT FLOORS.--LIGHT IN THE CELLAR.--A CELLAR-CLOSET.
--OUTSIDE CELLAR-DOOR 51-53
CHAPTER VIII.
A LOW-COST LAUNDRY.--BLUE MONDAY.--BASEMENT LAUNDRY.--LOW-COST
CONVENIENCES.--INEXPENSIVE LAUNDRY FITTINGS.--HOT
AND COLD WATER ARRANGEMENTS.--A LABOR-SAVING
LAUNDRY.--A PLACE TO DO FRUIT-CANNING 54-58
CHAPTER IX.
THE SECOND FLOOR.--STAIRWAYS.--THE COMBINATION STAIRWAY.--IDEAL
NUMBER OF BEDROOMS.--LARGE CLOSETS AND PLENTY
OF THEM.--A LINEN CLOSET.--PLACING OF GAS-FIXTURES.--SERVANT'S
ROOM.--BATH-ROOM.--AN ATTIC.--ATTIC CLOSETS.--ATTIC
ROOMS 59-63
CHAPTER X.
PLUMBING.--IS PLUMBING ENTIRELY SAFE?--COMPLETENESS IN
PLUMBING APPARATUS.--LABOR-SAVING PLUMBING APPARATUS.--SEWER
CONNECTIONS.--SOIL PIPE.--A TRAP.--ACCIDENTS
TO TRAPS.--FREQUENT USE OF PLUMBING APPARATUS DESIRABLE
FOR SAFETY.--WATER-CLOSETS.--SIMPLICITY IN PLUMBING.--DRAIN
CONNECTIONS.--TO KEEP PLUMBING APPARATUS FROM
FREEZING.--CISTERN WATER SUPPLY.--GREASE SINK.--FLUSHING
OF DRAIN.--BATH-TUB 64-74
CHAPTER XI.
HEAT AND VENTILATION.--COMMON HEATING ARRANGEMENTS.--PRESENT
METHODS GENERALLY UNSATISFACTORY.--IDEAL CONDITIONS.--PROPER
AMOUNT OF MOISTURE RARELY ATTAINED.--A
FURNACE DEFINED.--METHODS OF REACHING BEST RESULTS.--SUPPLY
OF PROPER AMOUNT OF MOISTURE.--REMOVAL OF
FOUL AIR.--SUPPLYING FRESH AIR WITH PROPER MOISTURE
FROM STOVES.--STEAM AND HOT-WATER HEATING.--DIRECT
AND INDIRECT RADIATION.--LOW-COST HEATING APPARATUS 75-82
CHAPTER XII.
HEATING DEVICES AS WE FIND THEM.--FURNACE ESTIMATES.--COMBINATION
HOT AIR AND HOT WATER.--DISH-WARMING
ARRANGEMENTS.--HOW TO GET A GOOD HEATING APPARATUS 83-85
CHAPTER XIII.
THE HOUSE AND ITS BEAUTY.--ARTISTIC SURROUNDINGS.--BEAUTY
MORE A MATTER OF INTELLIGENCE THAN MONEY.--VESTIBULE
DECORATIONS.--BEAUTY IN THE RECEPTION-HALL.--MANTELS
AND GRATES.--FRET-WORK AND PORTIÈRES.--SPINDLE WORK.--SIMPLE
FORMS OF GOOD DECORATION.--WOOD-CARVING.--DOOR
AND WINDOW CASINGS.--A CONSERVATORY.--STAINED
GLASS.--A CABINET ON THE MANTEL.--TINTED PLASTERING.
--FRESCOING.--SAFETY IN THE SELECTION OF COLORS.--AN
ATTRACTIVE SITTING-ROOM.--THE PARLOR.--A RECEPTION-ROOM.
--PARLOR HISTORY.--THE IDEAL PARLOR.--THE LIBRARY.--A
PLACE OF QUIET AND REST.--LIBRARY FURNISHINGS.--THE
DINING-ROOM.--SOCIAL RELATIONS OF THE DINING-ROOM.
--DINING-ROOM DECORATIONS.--CONSERVATORY AND DINING-ROOM.
--A WOOD CEILING.--BEAUTY IN BEDROOMS.--QUIET AND LIGHT 86-100
CHAPTER XIV.
EXTERNAL AND INTERNAL DESIGN.--AN OLD TOPIC BEFORE THE
PEOPLE.--THE ARCHITECTURAL STUDENT'S DREAM.--A BEAUTIFUL
HOME THE HOUSEKEEPER'S AMBITION.--IT COSTS NO
MORE TO HAVE A HOUSE BEAUTIFUL THAN UGLY.--ARCHITECTURAL
EDUCATION.--CHARLES EASTLAKE'S BOOK.--VULGAR
ARCHITECTURAL REVIVALS.--THE GROWTH OF THE ARTISTIC
IDEA.--BEAUTY A MATTER OF REFINEMENT 101-105
_PLANS OF FIFTY CONVENIENT HOUSES._
CHAPTER XV.
EVOLUTION OF A HOUSE-PLAN.--RESPECTABLE DIMENSIONS FOR A
MODERATE PRICE.--SIX PLANS.--COSTS FROM $1,500 TO
$2,600 109-117
CHAPTER XVI.
A SMALL POCKET-BOOK AND A LARGE IDEA.--AMBITION, DOLLARS,
AND A GOOD HOUSE.--THE GROWTH OF THE HOUSEKEEPER'S
IDEAS.--POINTS ABOUT THE HOUSE.--$2,900 118-125
CHAPTER XVII.
"WE KNOW WHAT WE WANT."--A CONVENIENT PLAN.--MEETING
THE WANTS OF PEOPLE WHO BUILD 126-130
CHAPTER XVIII.
TWO GOOD ROOMS IN FRONT.--THE COMBINATION PANTRY.--TOO
MUCH CELLAR A BURDEN.--$2,500 131-134
CHAPTER XIX.
SITTING-ROOM AND PARLOR IN FRONT.--A CONNECTING VESTIBULE.--A
CENTRAL COMBINATION STAIRWAY.--GOOD ROOMS IN THE
ATTIC 135-138
CHAPTER XX.
A COMPACT PLAN.--AN ISOLATED RECEPTION-ROOM.--COMBINATION
STAIRWAY.--DESCRIPTION OF THE FLOOR-PLAN.--CELLAR
ARRANGEMENT.--DINING-ROOM AND CONSERVATORY.--ANOTHER
PLAN 139-144
CHAPTER XXI.
WHAT CAN BE DONE FOR $1,600?--THE CLOSET IN THE HALL.--A
SMALL, CONVENIENT KITCHEN.--CLOSETS IN THE BEDROOMS 145-151
CHAPTER XXII.
OUTGROWTHS OF ONE IDEA.--EVERYTHING COUNTS AS A ROOM.--ONE
CHIMNEY.--CONVENIENCES OF A CONDENSED HOUSE.--COST
FROM $1,600 TO $2,800 152-156
CHAPTER XXIII.
ONE-STORY PLANS.--DESCRIPTION OF FLOOR-PLANS.--BATH-ROOM
NEXT TO KITCHEN FLUE.--KITCHEN, PORCH, AND PANTRY.--THE
EXTERIOR.--ENLARGEMENTS ON THIS PLAN.--OTHER ONE-STORY
HOUSES 157-163
CHAPTER XXIV.
SIDE-HALL PLANS.--PLANS WITH BEDROOM ON FIRST FLOOR 164-170
CHAPTER XXV.
MISCELLANEOUS COLLECTION.--SHORT DESCRIPTIONS OF ELEVEN
HOUSE-PLANS.--VARYING COSTS.--SQUARE PLANS.--ONE-CHIMNEY
PLANS.--REAR AND SIDE HALL 171-181
CHAPTER XXVI.
EIGHT PLANS.--EACH SUITED TO FAMILY REQUIREMENTS.--DOUBLE
HOUSES.--AN ELABORATE FLOOR-PLAN.--A SHINGLE HOUSE.--A
BRICK HOUSE 182-193
_PRACTICAL HOUSE-BUILDING._
CHAPTER XXVII.
PRACTICAL POINTS.--WATER.--LOCATION OF HOUSE ON LOT.
--DRAINING THE CELLAR.--MASON WORK.--FOUNDATIONS.--WALKS.
--PIERS.--FLUES.--CISTERNS.--DAMP COURSE 197-200
CHAPTER XXVIII.
BRICK FOUNDATIONS.--LAYING BRICK.--COLORED MORTARS.--COLORED
BRICKS.--BRICK VENEERING.--HOT-AIR FLUES.--DETAILS
OF BRICK CONSTRUCTION.--CHIMNEYS AND FLUES.--HOLLOW
WALLS.--CELLAR.--ASH-PITS.--GRATES 201-206
CHAPTER XXIX.
STONE MASONRY.--CUT STONE.--TERRA COTTA.--PRIVY VAULTS.
--CISTERNS.--FILTERS FOR CISTERNS.--BRICK PAVEMENTS.--CEMENT
PAVEMENTS 207-212
CHAPTER XXX.
CARPENTER-WORK.--FRAMING.--SIZE OF TIMBERS.--HEIGHT OF
STORIES.--JOIST.--STUD WALLS.--OUTSIDE SHEATHING.
--BUILDING-PAPER.--ROOFS.--OUTSIDE FINISH.--OUTSIDE
SHINGLE WALLS.--OUTSIDE CASINGS.--WINDOWS WITH BOX
FRAMES.--HINGED OR PIVOTED WINDOWS.--OUTSIDE SHUTTERS.
--PORCHES.--LATTICE PORCHES 213-221
CHAPTER XXXI.
INSIDE WOOD-WORK.--FLOORS.--SOFT AND HARD WOOD FLOORS.
--TABULATED STATEMENT OF INSIDE FINISH.--DIFFERENT
KINDS OF WOOD.--DOORS AND FRAMES.--FLY SCREENS.--INSIDE
CASINGS.--WAINSCOTING.--INSIDE SHUTTERS.--WOOD-WORK
FOR PLUMBING.--KITCHEN SINK AND FITTINGS.--KITCHEN
TABLES.--CELLAR-SINK FITTINGS.--WOOD-WORK FOR
BATH-TUB.--WATER-CLOSETS.--WASH-STANDS.--TANK.--PICTURE
MOULDING.--CLOSET FITTINGS.--BROOM-RACK.--CEDAR-CLOSET.
--DRY-BOX.--CLOCK SHELF.--CHINA-ROOM FITTINGS.--PANTRY
FITTINGS.--STAIRWAYS 222-235
CHAPTER XXXII.
PLASTERING.--GRAY FINISH.--WHITE HARD FINISH.--BACK
PLASTERING.--GAS-PIPING.--TIN WORK.--GUTTERS.--VALLEYS.
--DOWN SPOUTS.--GALVANIZED IRON-WORK.--HOT-AIR PIPES.
--THIMBLES.--PAINTING.--STAINING.--OIL FINISHING.--INTERIOR
STAINING.--FLOOR FINISH.--GLAZING.--PLATE-GLASS.--BEVELLED
GLASS.--CATHEDRAL GLASS.--HARDWARE 236-246
CHAPTER XXXIII.
PRACTICAL PLUMBING.--WOOD-WORK FOR PLUMBER.--EXCAVATING
FOR PLUMBER.--WATER DISTRIBUTION.--OUTSIDE FIXTURES.
--HYDRANTS.--STREET-WASHERS.--SOFT-WATER SUPPLY.--HOT-WATER
SUPPLY.--SOIL PIPE.--INSIDE FIXTURES.--KITCHEN
SINK.--CELLAR SINK 247-254
CHAPTER XXXIV.
PLUMBING WORK CONTINUED.--BATH-TUBS.--BATH-SPRINKLERS.
--FOOT-TUBS.--SAFES.--WATER-CLOSETS.--WASH-STANDS.--LAUNDRY
FITTINGS.--SET TUBS.--OUTSIDE DRAINS.--GREASE
SINKS.--NICKEL FITTINGS 255-263
CHAPTER XXXV.
COST OF A HOUSE.--SCHEDULES OF COSTS.--WHAT GOES INTO A
HOUSE.--SCHEDULE "B."--COST DETAILS 264-269
CHAPTER XXXVI.
VARYING BUILDING VALUES.--COST OF APPURTENANCES.--PRICES
OF LABOR AND MATERIAL ON WHICH ESTIMATES ARE BASED. 270-274
_BUSINESS POINTS IN BUILDING._
CHAPTER XXXVII.
LOW-COST HOUSES.--METHODS OF MAKING CONTRACTS.--ARCHITECTS'
ESTIMATES.--BUILDING BY THE DAY.--THE SAFEST PLAN.--GUARDING
AGAINST LIENS 277-287
_HOW TO SECURE A HOME._
CHAPTER XXXVIII.
MONTHLY PAYMENTS.--CALCULATIONS ON A LONG-TIME PLAN.--PURCHASE
ON A RENTAL BASIS.--HOW IT MAY BE WORKED
OUT 291-294
CHAPTER XXXIX.
BUILDING ASSOCIATIONS.--WHY DIVIDENDS ARE LARGE AND INTEREST
LOW.--BUILDING ASSOCIATIONS AND SAVINGS BANKS.--ASSOCIATION
SECURITIES.--BUILDING-ASSOCIATION METHODS.--DIFFERENT
PLANS.--BORROWING FROM A BUILDING ASSOCIATION.--A
BUILDING-ASSOCIATION REPORT 295-311
CHAPTER XL.
PURCHASE OF A LOT.--THE BEST THE CHEAPEST.--A GOOD LOT
AS A BASIS OF SECURITY.--THE BASIS OF VALUE IS THE
RENTAL 312-316
THE ARCHITECT AND THE HOUSEWIFE.
CONVENIENT HOUSES.
CHAPTER I.
THE HOUSEKEEPER AND THE ARCHITECT.--FLOOR-PLANS AS RELATED TO GOOD
HOUSEKEEPING.--LABOR-SAVING DEVICES.--ECONOMY AND GOOD
CONSTRUCTION.--COMPACT HOUSES NOT NECESSARILY CROWDED.--WOOD-WORK
THAT IS READILY CLEANED.
There is a definite relation between the work of the housekeeper and
that of the architect. This is the text of this book. It is a part of
the business of the architect to do what he can to make housekeeping
easy. He can do a great deal. He should understand the principles and
practice of good housekeeping. This knowledge is something which cannot
be derived from the architectural schools or offices; it must come from
a home. The public press of the country has had a great deal to say
about the artistic qualities of domestic architecture, a great deal to
say about house decoration, and, altogether, has furnished much valuable
matter. Little, however, has been said as to the relation of
architecture to good housekeeping. The artistic element should not be
neglected. There must also be considered the question of convenient
arrangement, economy and ease, for the housekeeper.
Washing dishes is disagreeable work, but the architect can do his part
toward making it easier. If we take a conglomerate mass of china,
knives, forks, and spoons, pots, pans, and kettles, and bring them
together on one small kitchen table, which has a dish-pan on one end and
a wooden water-bucket at the back, with a scarcity of everything to
facilitate the progress of the work, we have a condition quite different
from that wherein there is a roomy sink with a table on each side of it,
and plenty of hot and cold water above. An architect may plan a kitchen
so that all of these conveniences are possible. He may plan it so they
are impossible.
The floor-plan of a house has a definite relation to house keeping
requirements, which is not fully appreciated. The difference between a
good floor-plan and a poor one may make the difference of three or four
tons of coal in the heating of a house during the winter. It may
influence the keeping of a servant, the wages to be paid, or may control
the necessity for one or more than one. It makes more difference to a
man who lives in a house that costs two thousand dollars or three
thousand dollars, as to whether he burns seven or ten tons of coal in
warming it, than it does to the man who lives in a ten-thousand-dollar
or twelve-thousand-dollar house as to whether he burns fourteen or
twenty tons. The cost of fuel is of more importance to a man of moderate
means than to one of wealth. Then in the matter of service: it is
difficult to keep a good servant in a bad kitchen, or in a badly planned
house where there is a vast amount of sweeping and other work to be done
every day. Those who plan factories and mills arrange them with
reference to the saving of labor. The idea in saving labor is to save
money.
One can build a better house for a given sum of money at this time than
ever before. The real reason for this is to be found outside the fact
that material and labor are cheaper now than they have been in the past.
It is because of the thought that is put into the planning and arranging
of dwellings. It is the thought that saves the money. It adds external
and internal attractiveness, convenience, labor-saving devices, and
arrangements. Thought helps to make housekeeping easier.
Economical housekeeping can be most readily carried on in a compact
house. To say that a house is compact does not necessarily imply that it
is crowded, or that any of the conditions of comfort are neglected. If
we avoid waste space, such as is frequently assigned to large halls and
passages, we merely take away something that is not needed.
It frequently happens that a man and his wife go through life with the
hope of building a better house "some day." They are economical; they
live carefully; they live in a small house; they are crowded. At last,
by dint of hard work and careful management, enough money is accumulated
to build the new home. This is the great event which has been thought
about for so many years.
The idea in building this house is invariably to get something as
different from the old house as possible. It was square; the new
building must be irregular. It had no front hall; the new house must
have a large one. There were no grates in any of the rooms; in the new
house there must be one in each. In the old building the rooms were very
small; in the new house they must be very large. There was no porch
before; now there must be one running across the front and along one
side of the house. Altogether, the idea of the old house and that of the
new are in direct opposition to each other. In one instance they were
crowded; in the other they have plenty of room. There can be no doubt
about the abundance of room.
The building is finished; they move into it. Almost the first person to
leave it is the servant whom they had in the old house. She sees the
amount of work which she will have to do. It was easy enough to sweep
the old house, with its small, compact plan. Housekeeping was
relatively a small matter; but with the habits of economy, which
rendered the new home possible, they will not employ additional help.
The work which is left over by the servant falls to the mistress.
Strange as it may appear under such circumstances, it takes the mistress
a long time to find the cause of the trouble. It is the house. It was
planned with an entire disregard for the work which was to be done. It
had not been thought of. The idea was merely to get something which was
different from the disagreeable features of the old home. They thought
that everything would be easier and pleasanter and more agreeable in
every way. The only trouble with the old home was that they were too
much crowded. In the new they are not, but have an impossible amount of
work to do every day. The difference between what they wish to do and
what is done, is represented by fretfulness in addition to the natural
weariness at the end of the day.
What has this to do with architecture and economical house-building?
Simply this. The house which is economically planned is economical as to
money, carpets, sweeping, and strength. The architect may do a great
deal for housekeepers by keeping this thought in mind.
To recur to the idea of economical house-building in a direct sense, it
may be borne in mind that economy and good construction go hand in hand;
that none of the conditions of permanency are sacrificed for the sake of
cheapness. Of two houses which cost the same, one may be far more
convenient and roomy by an avoidance of waste space and unnecessary
material. Evidently one flue-stack will cost less than four. Therefore,
if a house can be constructed which has only one flue-stack, it will
cost less than one which has four; but the demands of the housekeeper,
and those who live in the house, are that the one stack afford the
conveniences of four. People do not like compromises in house-building,
especially when they are building a home. The compromises come easier
when one is planning property for rental. Evidently a house in which
one-fifth of the floor space is given up to halls is more expensive than
one which contains a smaller proportion of such space. According as one
is able to diminish the amount of passage room, and yet meet all of the
conditions of good and economical house-keeping, he can reduce the cost
of the house as to its building, its furnishing, and the amount of labor
required in caring for it. Thus economy in construction, and convenience
and ease in general housekeeping movements, go hand in hand. Parallel
illustrations might be carried forward, so as to include each detail of
the house.
The architect may do a great deal for the housekeeper by making his
mouldings and interior wood-work so that they will not catch dust, and
can be readily cleaned. Some of our friends, who have studied the
artistic qualities of house-building to the exclusion of all other
considerations, will say that a regard for housekeeping requirements, in
the matter of interior decorations and construction, is placing too
great a limit upon their work. They will say that beauty and general
artistic qualities are not always consonant with the means which will
make easy housekeeping,--that they are limited by such considerations.
This need not be so; it is simply a question of ingenuity and
thoughtfulness. One may be careless of utility, and make very beautiful
things. Another may be thoughtful and careful as to housekeeping
requirements, and design something quite as beautiful and attractive as
the former.
In the above statements will be found the guiding principles which
affect all of the work of this book.