Chapter III: Preface (3)

These plans were designed for a cottage recently built by Mr. W. W. Billings, in New London, Conn. These sketches embrace also the outlines of the grounds immediately surrounding. The site faces a street having steep grades, conforming to the general declivity upon which a large part of the city is built. The grounds are raised above the sidewalk, and leveled in front, and are faced with stone-work from 2½ feet high at left, to 6 feet high at the right. The rear grounds are 6 feet higher than those in front. The step _A_, at the entrance (see fig. 59), is 8 inches above the sidewalk. _B_ is the bottom of the cellar, 2 feet 2 inches higher than _A_, and is solid rock. The walk leading from _A_ to the rear ascends 1¼ inch to the foot; the banks at either side are terraced, and have stone steps inserted in them leading to the flagging at the foot of the porch steps, and also to the area, or cellar entrance.... ELEVATION, (fig. 58.)—The French roof style is well adapted to this situation on account of its rounded and solid appearance. The irregularities of outline secure agreeable features of variety and picturesqueness. The Foundation shows 4 feet above ground in front, and 1 foot in the rear. The Porch is in an angle, and the second story extending over it is carried up vertically past the slated part of the main roof, forming a tower-like corner. This corner is largely supported by a single column, and to make it as light as possible, slating of this portion is omitted.—(_As usually laid, slate weighs 500 lbs.; tin, 50 lbs. per square._).... CELLAR, (fig. 59.)—Hight is 6½ feet. Four windows are placed where they give light to every part. An outside door opens to the area, the latter being covered by the front porch. The front portion of this cellar can easily be finished off for a work-room or summer kitchen.... FIRST STORY, (fig. 60.)—Hight of ceiling 10 feet. The arrangements are convenient, comprising a hall, parlor, dining-room, and kitchen. The main entrance leads from the right of the porch, and the hall runs parallel with the front. Many persons prefer the entrance arranged in this way, as the contents of the hall are not exposed to the street whenever the doors are opened or left ajar. A partition crosses the hall under the platform, adjoining the cylinder, forming a rear passage leading from the kitchen to the cellar stairs. The Parlor has a large bay-window in front, with a marble mantle directly opposite. The Dining-Room and Kitchen each have windows giving views in three directions. The small wing at the rear contains a good-sized pantry, closet, and the rear entrance or lobby.... SECOND STORY, (fig. 61.)—Hight of ceiling 9 feet. The divisions include a hall, three large chambers, a bedroom, and three closets. All parts are well lighted. Ventilating Registers are placed in the center of each chamber ceiling. The space above this ceiling under the tin roof is ventilated through 8-inch pipes inserted in opposite sides of the roof. These pipes have funnel-shaped covers, elevated two inches above the upper end of the pipes.... CONSTRUCTION.—The Foundation Walls are of semi-dressed stone. The Chimneys are of hard brick, the cellar portions are constructed with a hollow space or ash-pit, arranged to receive the ashes from the fires of the first story. The siding is beveled clap-boards, laid on sheathing felt. The mansard parts of the main roof are covered with 8 × 16-inch Keystone slate laid on felt. All other roofs are of IC. charcoal tin, all laid on seasoned boards. The two full stories are hard finished upon two coats of brown mortar. All parts usually painted have two coats of paint, of material and shades to suit the owner. For suggestions on selecting colors or shades see Design XIII.—ESTIMATE cost of materials and labor:

46 yards excavation, at 20c. per yard. $9.20
1,300 ft. stone foundation, at 15c. per ft. 195.00
40 ft. blue-stone, at 25c. per ft. 10.00
5,000 bricks in chimney, at $12 per M. 60.00
700 yards plastering, at 30c. per yard. 210.00
3,650 ft. timber, at $15 per M. 54.75
100 joists, at 14c., $14; 400 wall-strips, at 11c., $44. 58.00
1,660 ft. siding, at 2¾c. per ft. 45.65
Cornice materials, $70; felt, $10. 80.00
220 rough boards, at 15c. each. 33.00
9 squares slate, at $9 per square. 81.00
13 squares tin, at $7.50. 97.50
194 spruce flooring, at 20c. each. 38.80
14 pine flooring, at 25c. each. 3.50
4 cellar windows, complete, at $3 each. 12.00
8 plain windows, complete, at $12 each. 96.00
1 bay window, complete. 50.00
7 dormer windows, at $14. 98.00
Porch, finished, $22; mantles, $50. 72.00
Stairs, $65; nails, sink, and ventilator, $32. 97.00
Closet, finished, $13; painting, $150. 163.00
18 doors, complete, at $9 each. 162.00
Carting, $25; labor, not included above, $225. 250.00
Incidentals. 23.60
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Total cost, complete. $2,000.00

DESIGN XV.

A SOUTHERN HOUSE COSTING $2,000.

These plans, designed for a Georgia residence, will be adapted to the requirements of others desiring to build an inexpensive rural home in any of the Southern States.... EXTERIOR, (fig. 62.)—The plan indicates that the proprietor is not circumscribed by want of land, and prefers to extend the area of the ground floor, rather than to build upward. The breadth of the front (48 feet), the large entrance and window openings, the spacious verandas, and broad steps, are each prominent and desirable features, indicative of comforts and hospitality. The elevated, or second story part of the Main House, forms a substantial and fitting center, around which the roofs of the wings and verandas incline, and adds largely in giving poise and character to the whole building. The hight from the earth grades to the frame-work of the building is 2 feet. Its location should have a good surface drainage assured during rainy seasons, and afford pleasant outlooks from the verandas.... INTERIOR.—In most parts of the South, very much of the year could be a latitude comfortably spent out of doors altogether, but for the requirements of shade and retirement. There are times, however, when severe weather makes it necessary that one’s family should be well housed, and when a good fire is both a luxury and necessity. A house for such should have large rooms, with high ceilings, an abundance of door and window openings, and a plentiful spread of shady verandas. Where practicable, the windows should have folding sashes opening to the floor, if protected by outside coverings. There should be at least one chimney in the main or highest part of the house, having a large open fire-place adapted to the use of wood for fuel, and having openings near the room ceilings into the flues, for ventilation. The Dining-room, Kitchen, and the more domestic offices, require a separate and distinct building, situated a short distance in the rear of the house, and connected with it by a covered passage-way.... FIRST STORY, (fig. 63.)—Hight of ceiling 10 feet. The simple arrangement shown provides for each of the above requirements. The front Entrance is through large double doors. The Hall extends through the house. The Living-room, a large apartment adapted to a good-sized family, is centrally situated, and protected on every side from the direct rays of the sun; it adjoins the pleasant and shady verandas front and rear, both being accessible through the folding windows, that open like doors down to the floor. It communicates with the hall through wide double doors, has a large closet and an open fire. The Bedroom is of good dimensions, has three windows opening to the verandas, and one side window. The two closets are so arranged as to form an alcove to the rear window. The ceiling of this alcove is arched over, producing a very pleasant effect. An opening is made near the ceiling into one of the flues of the adjoining chimney for ceiling ventilation. The Parlor (or Library) is situated in the most quiet part of the building, where company may be entertained, or persons may engage in reading or study, without disturbance from those engaged in housework. Large windows open to the front veranda, and other windows are provided at the side and rear. A covered Passage-way leads from the rear hall door to the food departments. These consist of a Dining-room, Kitchen, Store-room, and two Closets, and to the rear of these is added a servant’s Bedroom. The dining-room and kitchen are each of ample size, with windows arranged on opposite sides to admit a plentiful supply of fresh air. A pump, sink, and two wash-tubs are provided in the kitchen. The store-room and closets are thoroughly shelved. If desirable, a china closet may be easily constructed at one side of the fire-place, into which one of the doors already provided would open.... SECOND STORY, (fig. 64.)—Hight of ceiling 9 feet. This may be divided into two or more rooms, as required, for bedrooms. The cross-partitions may be 8 feet high, admitting a free passage of air above them.... CONSTRUCTION.—Brick piers, placed 6 feet apart under all sills, are intended for the foundation. The remaining space is left unobstructed for the circulation of air. A cellar may be excavated, and walled up under the main house, with stairs leading to it from the rear veranda, under the main flight. In the estimate, provision is made for a regular frame of sawed timber, which should be framed and raised in a substantial manner. The siding for the main house and wings is of 6-inch pine clap-boards, laid 5 inches to the weather. The roofs of the main house and wings are laid with hemlock boards; all other roofs and cornice projections are laid with inverted 1 × 4½-inch tongued and grooved pine flooring, and lastly covered with IC. charcoal tin, locked and soldered in the best manner. The cornices are constructed with wide projections, and have neat truss supports. The verandas are made with simple parts. The columns for the front are 7-inch boxed, with bases, and scrolled spandrels; for the rear of 3 × 4 joist with bases, and plain spandrels. The veranda plates and rafters are dressed for painting, and are left exposed to sight. The pediments shown on the front are of open work, to allow the warmed air from near the roofs to escape. The upper frame-work (plates and rafters) of the rear building are also planed, and left exposed to sight from the inside. The inclosing and partitions for this part are of 1 × 4½-inch pine tongued and grooved flooring, dressed on both sides, put on in a vertical manner, and nailed to the sills and plates; 1¼-inch pine battens are put around the inside of the rooms at the proper hight for a chair-rail (2¾ feet to the upper edge), and joined to the casings of the doors and windows of like materials, and all thoroughly nailed with “clinch” nails to the upright boarding. The roof is built as described for the verandas, is double pitch, and has sufficient spread to include the shed, making it a part of the same building. The kitchen chimney is built nearly in the center of this building, has a large open fire-place, and has a good hight above the roof. All floors are of 1 × 4½-inch tongued and grooved pine flooring, close laid and blind nailed. All rooms in the main building and wings are hard-finished upon two coats of brown mortar. All work usually painted has two coats of good paint. The roof-gutters are made as shown in Design V.... ESTIMATE:

8,000 bricks in piers and chimneys, furnished and laid, at
$12 per M. $96.00
550 yards plastering, at 28c. per yard. 154.00
5,054 ft. timber, at $15 per M. 75.81
Sills, 4 × 8 in. 261 ft. long.
Ties, 4 × 6 in. 261 ft. long.
Plates, 4 × 6 in. 92 ft. long.
4 hips, 3 × 8 in. 17 ft. long.
56 beams, 2 × 8 in. 14 ft. long.
32 beams, 2 × 8 in. 21 ft. long.
4 posts, 4 × 7 in. 22 ft. long.
1 piazza sill, 3 × 8 in. 230 ft. long.
1 piazza plate, 3 × 8 in. 206 ft. long.
Piazza beams, 2 × 6 in. 384 ft. long.
50 joist, 3 × 4 in. 13ft. long, at 16c. each. 8.00
300 wall-strips, 2 × 4 in. 13 ft. long, at 11c. 33.00
370 siding (6-inch clap-boards), at 18c. each. 66.60
170 hemlock boards, at 16c. each. 27.20
240 ft. cornice, bracketed, at 20c. per ft. 48.00
208 ft. simple rear cornice, at 8c. per ft. 16.64
38 squares of tin, at $7 per square. 266.00
6,000 ft. of 1 × 4½ tongued and grooved flooring pine, at
3c. per ft. 180.00
24 piazza columns, complete, average at $1 each. 24.00
1 stairs, complete, $50; 31 windows, at $10, $310. 360.00
20 doors, at $8, $160; 1 mantle, $50. 210.00
Sinks, pumps, and wash-tubs. 22.00
Closet finish, $12; nails, $25. 37.00
Painting, $100; carting, $20. 120.00
Boards for outside casings and incidentals. 105.75
Carpenter’s labor. 150.00
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Total cost, complete. $2,000.00

DESIGN XVI.

A HOUSE COSTING $2,100.

This plan, embodying the principal characteristics of a design I made several years ago, for the residence of Mr. Arthur Waller, Newtown, L. I., has a homelike, tasteful, and picturesque appearance—particularly now, with its neatly laid-out grounds and grown up shrubbery, which especially befit its _pointed style_, and demonstrate the harmony that exists between these simple _cottage_ outlines, and rural surroundings. It is thus adapted to either a suburban or more retired country situation.... ELEVATION, (fig. 65.)—A noticeable peculiarity is the earth finish around the foundation, which is simply utilizing the earth from the cellar. This is banked against the foundation, up to within six inches of the wood, evenly graded at 45 degrees angle, and neatly covered with closely laid turf. This conceals a roughly constructed foundation; it insures more dryness of the cellar, and consequently of the whole house; it guards the cellar against extreme heat in summer, and frost in winter; and it gives such a visible breadth of bottom as to add to its apparent strength. This earth finish around the foundation is especially adapted to wet or clayey soils, where it is desirable to have the cellar mostly above ground; at the same time it secures greater elevation to the whole building.... There are marked features of dissimilarity in the several openings, and in the details of the exterior dressing, each part being adapted to its special purpose, and so arranged as to be in keeping with the general design; it therefore unites harmony and beauty.... CELLAR, (fig. 66.)—The Cellar extends under the whole house; clear hight 6½ feet. The outside entrance to the cellar is by an area-way, having stone steps and walls, with hatchway and inside doors; the hatchway doors, when closed, being even with the sloping earth finish.... FIRST STORY, (fig. 67.)—Hight of ceiling 9½ feet. The irregular outlines of this plan contribute to the cheerfulness of the different apartments, by giving opportunity for the insertion of windows where they will command the most pleasing prospects. The principal entrance is from the porch through double doors to the spacious hall, which adjoins the parlor and dining-room. The Parlor has one bay and two plain windows, with large wall space for furniture and wall decoration. The Dining-room is conveniently arranged to connect with the principal hall, parlor, rear lobby, large pantry, or closet, and the cellar stairway, and has a large bay and one plain window. The Kitchen is planned to have a range, sink, pump, wash-tubs, and the usual pipes for cold and hot water, and is provided with two windows, situated in opposite sides of the room to give abundant light, and afford thorough ventilation; a closet adjoins the chimney-breast, and a cupboard is put beneath the sink. The Pantry is of good dimensions, contiguous to both dining-room and kitchen, has a suitable window, and is furnished with shelving. The rear entrance is from the covered stoop to the rear lobby, and from thence to either dining-room or kitchen.... SECOND STORY, (fig. 68.)—This story is reached by a winding stairway from the principal hall, and contains four good-sized chambers, a bath-room, five large closets, and the needed passage-ways. The breast-walls are vertical to the hight of 3½ feet, and are continued upward along the underside of the steep roof frame-work to the ceiling, which is 8 feet high. The Bath-room is provided with a bath-tub and seat-closet. The Tank is 1 foot 8 in. wide, 2 feet long, and 3 feet deep, and is placed in the closet adjoining the bath-room, at a hight of 2 feet above the floor, and provided with a neat-fitting lid. The spaces above and below the tank may be used as a closet for toweling, etc. The _interior location_ of this tank should insure it against frost, so long as the house is occupied by the family.... CONSTRUCTION.—The excavations for the cellar are 2 feet deep, and the earth is used as above described. The materials for the principal foundations may be of the roughest stone, such as are commonly used in farm-fencing, and coarse mortar. Very little skill is required in the construction of these walls, as only the last, or top course, is seen from the outside, which should be laid to a line, and levelled to receive the frame-work. The exposed portions of the bay-window foundations are constructed of brick laid in mortar, resting on stone-work, and leaving an interior recess or shelf, as shown on the cellar plan. The cellar windows are of good dimensions, and situated where they will insure sufficient light, and provide for the complete airing of the cellar. An opening should be left in one, or both of the chimneys, near the cellar ceiling, having a continuous flue to the top, which will be heated by contact with the fire-places above when in use, and produce a draft that will exhaust the poisonous vapors always generated in cellars, and prevent them from rising through the house to contaminate the air of the living-rooms. This cellar may be easily and cheaply divided into separate apartments by rough planking or otherwise, if ever desirable. The rear portion might be readily converted into a laundry, where the wash-tubs, with their accompanying pipes, might be placed, leaving more kitchen room, and relieving it of the steam and general disturbance of the ever-recurring washing days. Large durable posts are placed in the cellar, resting on large flat stones that have been embedded in the cellar bottom, as supports for the 4 × 8-inch girders, shown on the cellar plan by the dotted lines. By the estimate, it will be seen that very little timber is used in the frame-work, of which the sills and beams comprise the heavier parts. I would enforce the importance of having the frame fitted and secured together in a substantial manner. The beams should be bridged as described for Design XVII.... The exterior sides of the frame-work are designed to be inclosed with double boarding, with an intermediate lining of tarred felting. The first covering should be milled to even thicknesses, and put on horizontally and double nailed to each stud. The felting is next applied in whole width strips, running from the sill to the plate. The water-table and window-frames are next put in their places, after which the final covering of tongued and grooved sheathing is put on vertically, with the lower ends neatly fitted to the water-table, and the upper ends covered with a 10-inch board forming a frieze to the cornice. The siding should then be painted one coat in a thorough manner, when battens of 1½ inch “half round” (previously painted both sides) are firmly nailed over the joints of the sheathing. The windows are all arranged for 1½-inch sash, hung to iron weights with good cord, and neatly cased and moulded on the inside; outside blinds are intended for each window above the cellar. The cornices are constructed in the simplest manner, and the perforated barges and finials are made as indicated by the elevation, and placed near the extremity of the gable cornices, from which ever-varying shadows are made against the building, producing the most delicate and pleasing effects. It is purposely intended that the roofs of the principal building, porch, stoop, bay, and dormer windows, shall have sufficient pitch for shingling.... The character of the balance of the work may be inferred from the estimate which is given in detail.—ESTIMATE:

61 yards excavation, at 20c. per yard. $12.20
1,278 ft. stone foundation, complete, at 12c. per ft. 153.36
5,000 brick for bays and chimneys, furnished and laid, at
$12 per M. 60.00
30 ft. stone steps and coping, at 30c. per ft. 9.00
660 yards 3-coat plastering, complete, at 28c. per yard. 184.80
3,526 ft. timber, at $15 per M. 52.89
1 sill, 4 × 8 in. 151 ft. long.
10 posts, 4 × 6 in. 13 ft. long.
1 plate, 4 × 6 in. 136 ft. long.
4 valleys, 3 × 7 in. 17 ft. long.
1 girder, 4 × 8 in. 16 ft. long.
13 beams, 3 × 8 in. 22 ft. long.
19 beams, 3 × 8 in. 16 ft. long.
15 beams, 3 × 8 in. 15 ft. long.
1 beam, 3 × 7 in. 80 ft. long.
50 rafters, 3 × 4 in. 13 ft. long.
300 wall-strips, 2 × 4 × 13, at 11c. each. 33.00
200 sheathing, 9 in., at 18c. each. 36.00
100 lbs. tarred felting, at 5c. per lb. 5.00
200 tongued and grooved sheathing, at 28c. each. 56.00
200 battens, at 6c. each. 12.00
Materials in cornices and water-table. 38.00
325 shingling-lath, 1¼ × 2 × 13, at 6c. each. 19.50
60 bunches shingles, at $1.50 per bunch. 90.00
177 flooring, 1¼ × 9½ in., at 25c. each. 44.25
2 stoops (front and rear), complete. 80.00
2 bay-windows (with blinds), complete. 100.00
10 plain windows (with blinds), complete, at $12 each. 120.00
4 dormer windows (with blinds), complete, at $20 each. 80.00
3 cellar windows, complete, at $6 each. 18.00
Stairs, complete, $75; 24 doors, complete, at $8 each,
$192. 267.00
3 mantles, complete, $20, $10, and $6. 36.00
Shelving, etc., $12; nails, $18; painting, $110. 140.00
Plumbing and range, complete, $222.70; cartage, average
1 mile, $25. 247.70
Carpenter’s labor, not included above. 150.00
For contingencies. 55.30
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Total cost, complete. $2,100.00

DESIGN XVII.

A HOUSE COSTING $2,200.

These plans are for a full two-story house, that will embrace the merits of the most economical form of construction (having a floor measurement of 24 × 28, nearly square), with symmetry of style, and containing a very commodious and convenient interior arrangement. The ELEVATION (fig. 69), has marked features of simplicity and refinement, with sufficient diversity of parts to give variety and grace, without pretentious display. We invariably recommend high foundations for houses of this character; of course a foot in hight at the bottom will add a foot to the hight of the whole, imparting a better appearance externally, and on account of the better ventilation thereby afforded to the cellar, adds greatly to the healthfulness of the interior of the whole house. Additional steps will be required to the stoops, but the cost of these are compensated by deductions in the excavation for the cellar, and stone steps to the area. The large porch and double doors, the bay and other windows, each distinctive in themselves, and adapted to their places, similar only in conformity of character, are so proportioned as to harmonize with each other with pleasing effect. The pediments of the roof are so arranged that each “face” of the building will have very nearly the same appearance of outline. The main cornice projects two feet beyond the frame-work of the house, and is supported by large trusses; all other cornices and window-caps have proportionate projections, insuring heavy shadows, giving relief and finish to the whole.... CELLAR, (fig. 70.)—Excavations for this cellar are made 2 feet 6 inches below the general surface of the ground. The Foundation-walls, Chimneys, Girder-supports, and rear Area-walls are built as described for Design XII., after which the earth is graded around, and up against the foundation, so as to give such slope as will turn the water away from the house and walks, leaving the foundation 4 feet above the final grade.... FIRST STORY, (fig. 71.)—This story contains the principal hall, parlor, dining or living-room, kitchen, rear lobby, three closets, and private stairs. The principal Hall is entered from the front porch, through large double doors, is square (10 × 10 feet), and contains the principal stairs, which are built with a quarter circle and niche nearly in the center of their hight, as described in Design XII. This hall connects with the parlor through double doors; this will be found to give an impression of amplitude that would scarcely be expected in a house of this size. The Parlor has a large bay-window, finished with elliptical arch and ornamental corbels, and a marble mantle. The Dining-room is intended as the living-room of the family, and communicates with each room and hall of the first story; has a closet under the front stairs, and has a marble mantle. The Kitchen is provided with a large range, two closets, sink, with cold and hot water, and closet underneath, and communicates with the dining-room, lobby, and cellar stairway. The rear entrance to this story is through the lobby, which has two small windows. The private stairs are arranged to start from the rear lobby.... SECOND STORY, (fig. 72.)—The manner in which this story is divided into rooms very much resemble a “double” house, the hall being nearly in the center of the house, and the rooms at either side: contains hall, two stairways, six rooms, and five closets. The hall is 5 ft. 6 in. × 10 ft., and has seven doors leading from it to the different rooms and private stairway. Many persons require a “study”; the room directly above the principal hall is best adapted for such purpose, has a large closet, and is most convenient to the stairs. The door to this room should have ground glass upper panels, to admit light to the hall. The Bath-room is provided with French bath-tub, seat-closet, and wash-basin. The soil-pipe from this story will be concealed by passing down inside one of the kitchen closets. Marble shelves, resting on stucco trusses, are intended for each of the four principal rooms of this story.... GENERAL DETAILS.—It is intended that all the work should be done in a workmanlike and substantial manner, of good materials, as indicated in the estimate. All the principal timber is framed together, and raised in the usual manner, and secured with hard-wood pins. The enclosing should be dressed, of thoroughly seasoned materials, and nailed with 10_d._ nails. The cornices are ornamented with bold panelled brackets and dentil courses. Each gable is provided with a circular ventilator. All roofs are covered with charcoal tin, laid on rough boards, and have gutters as described for Design V., at a cost of 10 cts. per running foot. The columns of the front porch are turned, and have ornamental caps and square pedestals. The stoop-rail is 5 inches wide, and the balusters are scroll-sawed, of 1½-inch pine plank. The trusses under the bay-window are large, scroll-sawed, and ornamental. The flooring should be thoroughly dried, close-laid, and double-nailed to each beam with 10_d._ nails. While laying the floor (having reached the center of the span of the beams), a row of cross-bridging should be put in, in a strong manner. In this way, the _inequalities_ of the upper surfaces of the beams, which are always more or less sprung, will be brought _into line_ by the flooring, and each piece of bridging will receive its relative proportion of the weight. The tarred paper is next inserted between the outside studding, in the manner described for Design XI., which is much cheaper than “brick-filling,” and for many reasons more desirable. The central partitions, that carry the principal weight, should be studded strongly of 4-inch materials, or wall-strips set edgeways. All closet, stair, and cross partitions may be set of 2-inch materials, or wall-strips set flatways. This latter method saves nearly one-half of the space taken by the partitions, which may be added to the size of the rooms, where it frequently happens that a few inches becomes a matter of importance. The second-story ceiling timbers are of wall-strips, put 12 inches from centers, and a flooring of rough boards is laid over a part, to make room for storage, etc. All sash are 1½ inches thick, and have second quality French glass in them, and are hung with iron weights. We think there is a good opportunity for improvement in the manufacture of window sashes, making them air-tight, and suggest inserting the necessary rubber strips near their edges, and especially in the lips of the check-rail—this would effectually shut out all drafts of air, and make the unsightly and impracticable “weather-strip” unnecessary. All stairs should have 1¼ strings and treads, and ⅞ risers, and should be so housed, glued, and keyed, as to make them solid; squeaky stairs are abominable, and even when assured of their safety, one feels an instinctive suspicion of danger, and will look for treachery in every part of the house. Black walnut panelled newel, moulded rail, and fluted balusters, are intended for the principal flight of stairs. Setting the niche is a part of the stair-builder’s work, and should always be included in his estimate for stairs of this character. The trimming of the hall, dining-room, and parlor, are of clear pine, the architraves are 8 inches wide, and “double-moulded,” with panelled back to each window. Base 7-inch and moulded. All other rooms have 5-inch “single trim,” with back moulding, and base to match. All doors panelled and moulded; all room-doors have mortise locks, and closet-doors have rim-locks, all with brass bolts and keys; knobs and escutcheons of porcelain, and all saddles are of hard-wood. All parts of this house that are usually painted should have two coats of paint of the best materials, and of such colors as shall suit the owner. All hard-wood, such as the stair-rail, bath-room finish, and saddles, should have two coats of linseed-oil.... COST.—Contractors everywhere differ in their estimates for work of any kind. These differences are sometimes the result of some peculiar circumstance, but most generally they arise through some misapprehension of fact; either the plans are incomprehensible, or the description of them ambiguous, leading to a variety of interpretations, and consequently a variety of prices, some of which are too low, and some too high. The low man who usually _proposes_ to do the best work, and the most of it, gets the job, and executes the work in accordance with his preconceived ideas, gets his money, and leaves the owner in possession of something he did not expect. No one can know the extent and character of the work better than the projector of them, who should be equally qualified to give exact estimates of quantities and cost of everything connected with their thorough development and execution, and thus truly fulfill his mission as the architect of the works. Cost is one of the most interesting features in any project, and no plan is hardly worth considering that does not comprehend in some way the expense of its execution. Builders and others interested in such plans, will appreciate the detailed estimates, as furnishing the key to the whole plan, supplying the needed information as to the real quality and character of the work.—ESTIMATE:

62 yards excavation, at 20c. per yard. $12.40
13,000 hard brick, furnished and laid, at $12 per M. 156.00
700 yards lath and plastering, at 28c. per yard. 196.00
32 ft. stone steps, at 40c. per ft. 12.80
24 ft. stone sills, at 30c. per ft. 7.20
2,300 ft. of timber, at $15 per M. 34.50
2 sills, 4 × 7 in. 24 ft. long.
2 sills, 4 × 7 in. 28 ft. long.
4 posts, 4 × 7 in. 20 ft. long.
2 ties, 4 × 6 in. 24 ft. long.
2 ties, 4 × 6 in. 28 ft. long.
2 plates, 4 × 6 in. 24 ft. long.
2 plates, 4 × 6 in. 28 ft. long.
1 girt, 4 × 8 in. 28 ft. long.
30 beams, 3 × 7 in. 24 ft. long.
4 valleys, 3 × 7 in. 12 ft. long.
400 wall-strips, 2 × 4 in. 13 ft. long, at 11c. each. 44.00
230 novelty clear siding-boards, at 28c. each. 64.40
175 lbs. tarred paper, at 5c. per lb. 8.75
150 tongued and grooved flooring, at 28c. each. 42.00
130 hemlock roof-boards, 16c. each. 20.80
12 squares of tin roofing, at $7 per square. 84.00
156 ft. gutters and leaders, at 10c. per ft. 15.60
104 ft. cornice, at 40c. per ft. 41.60
1 bay-window (with blinds), complete. 75.00
12 plain windows (with blinds), complete, at $16 each. 192.00
8 cellar windows, complete, at $4 each. 32.00
1 stoop (except tin as above), complete. 70.00
27 doors, complete, at $9 each, $243; 3 stairs, complete,
$70. 313.00
2 marble mantles, and 4 shelves on trusses. 50.00
Range, plumbing, sink, bath, water-closet, and pump. 314.55
Corner-boards, base, and shelving, $32.50; nails, $20. 52.50
Cartage, average one mile. 20.00
Carpenter’s labor, not included above, $200; painting,
$100. 300.00
Incidentals. 40.90
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Total cost, complete. $2,200.00

DESIGN XVIII.

A SOUTHERN HOUSE COSTING $2,200.

This plan of a simple, yet genteel Southern house, embraces ample interior accommodation for the wants of a good-sized family. It has an abundance of outside verandas and artificial shade, and may be constructed at a very moderate cost.... EXTERIOR, (fig. 73.)—The style is adapted to the Middle and Southern States, because of its elevation and airiness, the overhanging projections of its roof, and the facility with which wings or verandas may be added. The Tower is a conspicuous feature, and though without any special ornamentation, it gives an expression of unity and completeness to the whole structure. The Verandas on every side afford protection from the sun. Many persons prefer disconnected verandas (as shown in figs. 73 and 75), with open ends to the roofs for the escape of the heated air that would otherwise be retained in them. Moreover, disconnected verandas prevent the annoyance arising from the noise made by children who are fond of running and playing upon them.... CELLAR, (fig. 74.)—This is under the kitchen wing only; is 6½ feet deep, has two windows, an outside entrance with stone steps, and a stairway leading to the rear entry of the first floor.... FIRST STORY, (fig. 75.)—Hight of ceiling in the main house, 11 feet, and in the wing 9 feet. The entrance Hall, nearly square, and entered from the front piazza through double doors, contains the main stairs, and communicates with the parlor and dining-room. Each of these apartments communicates with the library through large sliding-doors. The windows to these rooms open to the floor, and are protected on the outside by the verandas. The front parlor window is 6½ feet wide, with the sashes arranged to slide in pockets at either side, by which means the parlor is apparently prolonged to, and may be used with the veranda. Each of the large rooms has fire-places and marble mantles. The closet for the dining-room is under the main stairs. The Kitchen is in the rear wing, and separated from the main house by the rear lobby and the pantry; it has a good-sized double window at each side, a large pantry, and a fire-place. In the rear entry are stairways leading to the second story and to the cellar.... SECOND STORY, (fig. 76.)—Hight of ceilings in main house, 9 feet, and in the wing 7 feet. It is divided into six chambers, besides halls and closets. The three larger Chambers have fire-places with marble shelves, and two windows in each. The window in the small chamber is placed near the ceiling, above the kitchen roof. The two Chambers in the wing are intended as servants’ rooms, and have no communication with the main house.... TOWER AND ATTIC.—The Tower has an inclosed stairway, with a door at the foot. The main roof finish at the rear of the tower is leveled even with the main ridge, inclosing the intervening space; this affords room for a door leading from the tower to the attic. This story is thoroughly floored, and has small windows in each gable, and is useful as a place for storage. In cases of necessity, a portion of this attic may be used for bedrooms.... CONSTRUCTION.—The Cellar excavations are made in the ground 4½ feet deep, and for the underpinning of the main house one foot. The loose earth is used in grading, raising the surface immediately surrounding the foundation 8 inches. The foundation walls are 8 inches thick, of hard brick and good mortar. The cellar walls are 6½ feet high, and the underpinning 3 feet 2 inches high, leaving an exposed surface 18 inches high at completion. Only the portions of the foundation plan, shown darker in the plan, fig. 74, are walled, the intervening spaces being left open for the free circulation of air. The general character of the materials to be used in the construction of this house (a large portion of which is milled, and manufactured ready for use,) may be inferred from the appended estimate. The manner of putting these materials together is of great importance, and should be entrusted only to skillful and thorough workmen. The details of the exterior finish are so plain, that the work of “getting out” the several parts may be done by the mechanics employed in building, without recourse to the scroll-saw or carver. The truss-work of the cornices, and the open frame-work, and columns of the verandas, are of dressed timber, and stop-chamfered. All the roofs have sufficient pitch to allow the use of shingles, which are much lighter and cooler than slate or metal. Veranda roofs so constructed do not reflect so much heat into the chamber windows as others, which is important in a warm climate.... VENTILATION.—Large window openings, with easy working sashes, are provided, and afford the best means of changing the air of any apartment. The chimneys are large, and have open fire-places, and ventilating side-flues with registers near the ceilings. These openings, which should never be closed, will be found to afford satisfactory ventilation. During seasons of extreme heat, the tower may be made to serve as a general ventilator, by lowering the upper sashes, and opening all the doors leading to it. The following estimate includes everything necessary to complete this building in a thorough manner, at prices now ruling in the vicinity of New York.—ESTIMATE:

61 yards excavation, at 20c. per yard. $12.20
15,000 bricks, furnished and laid, at $12 per M. 180.00
26 ft. stone steps and sills, at 30c. per ft. 7.80
700 yards plastering, at 28c. per yard. 196.00
6,112 ft. of timber, at $15 per M. 91.68
Sills, 4 × 8 in. 247 ft. long.
1 tie, 4 × 6 in. 247 ft. long.
1 plate, 4 × 6 in. 247 ft. long.
7 posts, 4 × 7 in. 22 ft. long.
4 posts, 4 × 7 in. 34 ft. long.
1 ridge, 2 × 7 in. 40 ft. long.
1 ridge, 2 × 7 in. 30 ft. long.
78 beams, 2 × 8 in. 16 ft. long.
34 beams, 2 × 8 in. 15 ft. long.
39 beams, 2 × 7 in. 16 ft. long.
15 beams, 2 × 7 in. 11 ft. long.
1 piazza, 2 × 7 in. 375 ft. long.
2 valleys, 3 × 8 in. 16 ft. long.
100 joist, 3 × 4 in. 13 ft. long, at 16c. each. 16.00
400 wall-strips, 2 × 4 in. 13 ft. long, at 11c. each. 44.00
420 siding, 6½ in. wide 13 ft. long, at 26c. each. 109.20
Materials in cornices and verandas. 40.00
120 hemlock boards (for main house), at 15c. each. 18.00
236 pine boards for roofing, 4½ × 13, at 18c. each. 42.48
67 bunches shingles, at $1.50 per bunch. 100.50
Finial on tower. 8.00
168 Flooring for verandas, 4½ in. wide, at 20c. each. 33.60
360 flooring for inside, 9½ in. wide, at 26c. each. 93.60
Stairs, $70; closet finish, $20. 90.00
2 cellar windows, complete, at $6 each. 12.00
28 windows, at $10, $280; 32 doors, at $9, $288. 568.00
3 mantles, $25 each, $75; 3 shelves, $6 each, $18. 93.00
224 ft. gutters and leaders, at 8c. per ft. 17.92
Nails, $22; painting, $125; carting, $25. 172.00
Carpenter’s labor, not included above. 200.00
Incidentals. 54.02
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Total cost, complete. $2,200.00

DESIGN XIX.

A STONE HOUSE, COSTING $2,500.

This plan has many features to commend it as an economical country house. It is similar in many respects to Design XXVII., having an equal breadth of front, and is constructed of like substantial materials. The arrangement of the several parts, however, are more regular and compact, and embrace accommodations for a good-sized family.... EXTERIOR, (fig. 77.)—At first sight, the reader will perceive the perfect balance apparent in the outlines and details of the front. Variety is also an especial feature, resulting from the pleasing diversity and systematic distribution of the prominent parts. The site has much effect upon the appearance of any building. This house should have a commanding position to afford such views as would seem to be expected from its broad and generous windows. Health and happiness being largely dependent on the situation, it is important to select a position having a natural drainage, and therefore more likely to be surrounded with pure wholesome air.... CELLAR, (fig. 78.)—Hight 6½ feet. The plain engraving saves the need of further explanation. The ceiling is smoothly “laid off” with one coat of plaster, and the walls are flush-pointed, so that the whole interior may be whitewashed whenever it shall be desirable to lighten or sweeten the cellar.... FIRST STORY, (fig. 79.)—As is suggested by the exterior, system and order are prominent features in the interior arrangement. The main entrance is through double doors. The principal hall is central and roomy, and contains the open and balustered stairway to the second story. The two principal rooms are of equal size, with outlooks front and rear. The Parlor has a pleasant bay or plant window, arranged to be shut off, when desirable, by large sash doors. This window has no floor, but is cemented around its sides below the floor-line, to secure dryness to the walls, and is filled with earth wherein plants may be grown. The thick masonry surrounding this plant-bed will secure it from frost. The temperature required to make the parlor comfortable will be sufficient for the plants, while the strong sunlight will insure their vigorous growth. A mirror may be placed on the mantle opposite this window, arranged to reflect its contents, and make a most cheerful picture.—The Living-room is a convenient apartment, in easy communication with the front and rear entrances, the wood-house, and cellar-stairs, passing down under the front hall stairs. It has a large pantry, and is provided with a range, sink, stationary wash-tubs, water, and waste-pipes. The importance of having cold and hot water always ready should not be overlooked. Very much of the drudgery of housework in the country consists in drawing and carrying water, and besides, it generally happens that when water is most wanted, the vessels are empty, necessitating great inconvenience and frequent distress.—The Bedroom is situated between the parlor and living-room, and communicates with both, and has a good-sized closet. This apartment may be used as a sewing-room, where such work need not be put away every time it is laid down for a moment. The Wood-house at the rear is constructed of light materials, and serves as a fuel and utensil room.... SECOND STORY, (fig. 80.)—This story is divided into five chambers, a hall, and seven closets. Each room is entered directly from the hall, obviating the too frequent necessity of passing through one room to reach another. Closets are a necessity to any well ordered household; their uses are so numerous that it is hardly possible to provide too many.... REMARKS ON CONSTRUCTION.—The element of durability is an important quality of this structure, avoiding the necessity and expense of frequent repairs. The exterior walls are constructed of stone and brick, as described in Design XXVII. Care should be taken to make these walls perfectly solid and thorough. The mortar used should be of the best lime, and coarse, sharp sand. Such mortar improves with age, always increasing in hardness and strength. The brick corner-work may be laid in dark or blue mortar with good effect in subduing the strong contrasts in color. Interior plastering should never be applied directly to the stone-work. Such walls do not readily conform to the sudden changes of the surrounding temperature, and are rendered damp and unwholesome from the moisture of the air being condensed upon them. They should be furred off, leaving an air-space between the stone-work and plastering, through the whole hight of the wall, and opening into the spaces between the rafters of the roof. Side-walls constructed in this manner afford a most comfortable interior, having a more equal temperature than is possible in the usual frame building, and neither the severe cold of winter, nor the extreme heat of summer, is immediately felt within. The chimneys are of hard brick; their interior location insures a great saving of fuel, as the heat that is radiated from them greatly assists in warming the house. The principal roofs are covered with dark slate. “Keystone” and “Chapman” are good qualities, and are mostly used in this vicinity; they have good color, and do not fade. A good effect is produced by clipping the exposed corners of about one-third of the slate, in a uniform manner, and laying them in belts of five or six courses each across the roof.

ESTIMATE OF THE COST:

111 yards excavation, at 20c. per yard. $22.20
171 perches stone-work, at $2.75 per perch. 470.25
103 ft. stone sills and steps, at 30c. per ft. 30.90
2,000 bricks in angles, etc., at $12 per M., laid. 24.00
4,000 bricks in chimneys, at $12 per M., laid. 48.00
660 yards plastering, at 28c. per yard. 184.80
80 yards plastering in ceiling of cellar, at 20c. per yard. 16.00
3,367 ft. of timber, at $15 per M. 50.50
2 girders, 4 × 8 in. 32 ft. long.
4 plates, 4 × 8 in. 11 ft. long.
2 purlins, 4 × 8 in. 38 ft. long.
1 ridge, 2 × 6 in. 29 ft. long.
1 ridge, 2 × 6 in. 22 ft. long.
44 beams, 3 × 8 in. 13 ft. long.
22 beams, 3 × 8 in. 11 ft. long.
40 rafters, 2 × 5 in. 19 ft. long.
4 valleys, 3 × 7 in. 21 ft. long.
18 collars, ¼ × 5 in. 14 ft. long.
230 wall-strips, at 11c. each. 25.30
130 furring strips, at 6c. each. 7.80
Anchors, of tire iron, $3; cornice materials, $30. 33.00
300 shingling-lath, at 6c. each. 18.00
Rear wing, exclusive of tin, complete. 100.00
20 squares of slate, at $9 per square. 180.00
32 hemlock boards, at 16c. each. 5.12
3½ squares of tin, at $7 per square. 24.50
60 ft. of leaders and gutters, at 10c. per ft. 6.00
213 flooring, 8 inch, at 25c. each. 53.25
Stairs, complete. 70.00
Piazza and stoop, exclusive of tin, complete. 80.00
6 cellar windows, complete, at $5 each. 30.00
17 plain windows, complete, at $10 each. 170.00
4 dormer windows, complete, at $18 each. 72.00
27 doors, complete, at $9 each. 243.00
4 mantles, 2 marble and 2 wooden, complete. 62.00
Closet finish, complete. 18.00
Range and plumbing, complete. 150.00
Nails, $14; painting, $60; cartage, $15. 89.00
Carpenter’s labor, not included above. 125.00
Incidentals. 91.38
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Total cost, complete. $2,500.00

DESIGN XX.

A COUNTRY HOUSE, COSTING $2,600.

This plan is somewhat similar in style and materials to Design XXIV. The changes here indicated adapt it to a more southern climate, such as larger window openings, more piazzas, and placing the domestic rooms at the _rear_ of the main building.... EXTERIOR, (fig. 81.)—“Double front” houses (as those having their front entrance in the center are usually called), may face any point of compass, and are adapted to almost any situation. They appear best when located at sufficient distance from the road to allow extended, neatly laid-out approaches, and thus give an air of retirement.... CELLAR, (fig. 82.)—Hight, 7 feet. Full size of the main building, with window openings on every side.... FIRST STORY, (fig. 83.)—Hight of ceilings in main house, 11 feet; in the wing, 9 feet. The apartments embraced in the main house are unusually large, airy, and pleasant. All the windows open down to the floor, and are protected from sun and rain by the piazza. The Hall has a wide entrance leading from the piazza, and contains the principal flight of stairs. The Parlor and Living-room are of equal size (14 × 24 feet), have windows looking in three directions, and have open fire-places in each. The rear entry occupies part of the main house and wing, its hight of ceiling is determined by the platform of the main stairs. It communicates conveniently with the rear piazza, main hall, living-room, kitchen, cellar-stairs, and a closet. In the Wing are a kitchen, work-room or summer-kitchen, butler’s pantry, and two closets. The Kitchen communicates with the living-room through the butler’s pantry, which is “dresser-finished” with drawers and shelving. The work-room is furnished with a pump, sink, and two stationary wash-tubs. If desired, a bath-room may be placed in this wing, and fitted up with the necessary plumbing, as shown in Design XXXIII.... SECOND STORY, (fig. 84.)—Hight of ceiling, 9 feet. A hall, three chambers, a bedroom, and four closets are the divisions of this story. The stairs leading to the attic are placed above those of the first story, with a door at the foot.... ATTIC.—The estimate provides for a floor in this, and for casing the four pair of windows, but it is otherwise left unfinished. Four or more bedrooms may be made in this story if desired.... CONSTRUCTION.—The materials are indicated in the estimate. The foundation-walls show 2 feet above the ground. The timber is framed and raised in the most thorough manner. The beams are placed 2 feet apart from centers, and bridged with one row of “cross-bridging” in each span. Observe that the main posts are 25 feet long; this includes the whole hight from bottom of sills to top plates, and allows for four feet of inside breastwork from the attic floor to foot of main rafters. The main roof is set at an angle of 45°. The “open-worked” barges in the pediment (fig. 81), are of 1¼-inch-plank, 16 inches wide, pierced in simple figure, and require only one set of patterns for the four gables. The piazza-rafters show in their ceilings. Perforated pediments in each side allow the escape of heated air from under the roofs. The columns are “boxed” 7 inches square, and chamfered. The spandrels are scroll-sawed from 3-inch timber. The two full stories are hard finished on two coats of brown mortar and seasoned lath. All doors are panelled, and all architraves in the main house are double moulded; in the wing single moulded. All sashes are 1½ inch thick, and glazed with second quality French glass. The parlor and living-room have marble mantles; the chambers have marble shelves resting on stucco trusses. The main stairs have an 8-inch octagon newel, a 2¼ × 4¼ moulded hand-rail, and 2-inch fluted balusters, all of black walnut, as also are the saddles to each room. All knobs, roses, and escutcheons are of white porcelain. All wood usually painted has two coats of best paint, in shades to suit the owner’s taste.

ESTIMATE OF COST: