Chapter V: Preface (5)

This plan of a farm-house embraces a commodious and convenient interior, with such external features as to clearly express its purpose. It will be recognized as at once adapted to rural situations and domestic life, providing much valuable space, and affording a variety of pleasing and symmetrical outlines, with due economy in expense of construction. Perhaps the most striking feature is the _breadth_ of the front, which is 51 feet. (The average depth is 22 feet 7 inches.) As far as practicable, all prolonged vertical lines are avoided, leaving horizontal ones to prevail, as of more practical utility and value. Where opportunities abound for “spreading out,” as in the country, it would be obviously incompatible to build tall, or stilted houses, that would not comport with their surroundings, nor provide the conveniences desirable in all rural habitations.... ELEVATION, (fig. 107.)—The general details of the elevation are made up of simple parts so appropriated and balanced, that they harmonize with each other, and secure a graceful outline. The principal, or main portions of this building will be observed to be the central one, while the wings at either side are collaterals, that give equipoise and rest to the whole structure. The steep roofs, with their subdued pediments, and spreading cornices and dormers, the bay and other windows, the wide entrance, and open piazza, are all arranged so as to correspond with each other, producing an effective and picturesque appearance. There are no efforts at scientific or elaborate display of outside ornamentation, but has sufficient architectural completeness to denote social cultivation and refinement. The farm-house in XXI. was designed more especially for an _eastern_ frontage. These plans are particularly adapted for a _southern_ frontage.... The CELLAR, (fig. 108), extends under the whole house, and is 6½ feet deep. An outside entrance and area are to be built and inclosed under the stoop at the rear. Eleven small windows are provided for both light and ventilation.... The FIRST STORY, (fig. 109), has ample apartments adapted to the uses of a large family, embracing a good-sized hall, parlor, living-room, kitchen, pantries, closets, and corridor. The principal entrance is from the piazza, through large double doors to the hall. Similar double doors on each side of the hall lead to the parlor and dining-room. These inside double doors enable one to throw the whole together for large family and other gatherings, and are manifestly appropriate in dwellings of this character. The principal stairs are semi-circular, so arranged as to occupy but little room in the principal hall. The Parlor is situated by itself, remote from the machinery of daily housework. The Living-room is the most central, and most convenient and comfortable room in the house. It is so surrounded by other apartments that summer’s heat, nor winter’s cold, can have direct access to its sides. The large Bay-window affords an ample supply of light, and adds to the area of the room. It adjoins and opens into the principal hall, corridor, kitchen, and large pantry. The Kitchen is conveniently situated, and adjoins the dining-room, corridor, pantry, store-room, cellar, and private stairway. It is provided with a range, sink, wash-tubs, and pipes for cold and hot water. By this arrangement, the principal work of the family can be done with such thoroughness and facility as to make such employment interesting and pleasant, devoid of any sense of drudgery. The corridor is adapted to all the uses of a rear hall, and communicates with each of the other principal rooms of the first story. It is also an auxiliary apartment, and may be used in connection with either of the other apartments, and affords valuable room for many in-door occupations for both old and young.... SECOND STORY, (fig. 110.)—The engraving is sufficiently plain to require but little explanation. It will be seen that there are seven rooms, besides halls and closets. The Bath-room is situated in this story over the kitchen, and contains the bath-tub, seat-closet, and water-tank, and is accessible from the principal building through the passage leading from the principal hall. An opening through the ceiling of the kitchen, with a register, would probably let warm air enough up into the bath-room to keep frost out in winter, especially if some fire remained in the range or stove most of the night. In all arrangements of water-tanks and pipes, care must be taken to keep them from being frozen in the coldest nights.... The ATTIC is completely floored over, but is otherwise unfinished. Several bed-rooms might be finished in this story if desirable. An open attic is always valuable for storage, drying clothes in stormy weather, etc., and as a play-room for children in rainy weather.... CONSTRUCTION.—Any one at all familiar with building would see at a glance that the form and arrangements of this plan admit of its execution in section. There are conditions that would justify the building of the central part of this house, to be used as the residence of a small family, and add the wings at any future time, as circumstances might indicate.... The excavations for the cellar are made 3½ feet deep. The foundations are 18 inches thick, and 6½ feet high, of broken stone, laid in mortar, with the joints neatly pointed on all surfaces exposed to sight. The earth thrown out of the cellar should be left on the ground, and graded around the foundation, leaving but two feet to show above the final grade. The chimneys should be started with the principal foundation, and the materials interlaced to insure solidity. Three fire-places are constructed in the first story; those in the kitchen and dining-room are in one stack built “square up” to the ceiling of the first story. Two separate flues are then continued through the second story, on either side of the passage-way, and are afterwards joined over an arch, and pass through the roof in one solid shaft. The estimate indicates the general character of the work. In these rural dwellings, the siding may be worked without the central groove shown in Design XI. This, though less pleasing to many, would give an expression of less artifice, and more strength.... ESTIMATE.—The following estimate will be found correct as to quantity, and ample as to cost. Most farmers have materials and facilities that would enable them to greatly reduce the cost of building by this plan. The items of excavation, foundation, carting, and painting, amount to nearly $500. Some, or each of these parts, might be satisfactorily done by those engaged on the place:

210 yards excavation, at 20c. per yard. $42.00
1,750 ft. stone foundation, at 15c. per ft. 262.50
4,000 brick, furnished and laid, at $12 per M. 48.00
50 ft. stone steps and coping, at 30c. per ft. 15.00
850 yards lath and plastering, at 28c. per yard. 238.00
4,722 ft. timber, at $15 per M. 70.83
2 sills, 4 × 8 in. 26 ft. long.
2 sills, 4 × 8 in. 22 ft. long.
4 sills, 4 × 8 in. 15 ft. long.
2 sills, 4 × 8 in. 20 ft. long.
5 ties, 4 × 6 in. 26 ft. long.
5 ties, 4 × 6 in. 22 ft. long.
4 ties, 4 × 6 in. 15 ft. long.
2 ties, 4 × 6 in. 20 ft. long.
4 posts, 4 × 7 in. 22 ft. long.
8 posts, 4 × 6 in. 13 ft. long.
2 plates, 4 × 6 in. 26 ft. long.
4 plates, 4 × 6 in. 15 ft. long.
1 girt, 4 × 10 in. 26 ft. long.
4 valleys, 3 × 8 in. 14 ft. long.
42 beams, 3 × 8 in. 22 ft. long.
36 beams, 3 × 8 in. 15 ft. long.
100 joist, 3 × 4 in. 13 ft. long, at 22c. each. 22.00
320 wall-strips, at 11c. each. 35.20
150 lbs. tarred paper, at 5c. per lb. 7.50
325 novelty siding-boards, at 28c. each. 91.00
Materials in cornices and outside casings. 50.00
375 spruce shingling lath, at 6c. each. 22.50
65 bunches shingles, at $1.50 per bunch. 97.50
200 ft. gutters and leaders, at 10c. per ft. 20.00
Piazza and stoops, complete. 120.00
324 mill-worked flooring boards, at 35c. each. 113.40
4 flights of stairs, complete. 90.00
1 bay-window, complete. 50.00
22 plain windows, complete, at $12 each. 264.00
4 dormer windows, complete, at $20 each. 80.00
11 cellar windows, complete, at $6 each. 66.00
35 doors, complete, at $10 each. 350.00
2 mantles, complete, at $20 each. 40.00
Closets, shelving, etc., complete. 20.00
Range and plumbing, complete. 248.50
Painting, $150; nails, $20; cartage, $30. 200.00
Carpenter’s labor, not included above. 218.00
Incidentals. 18.07
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Total cost, complete. $2,900.00

DESIGN XXVII.

A STONE-HOUSE COSTING $2,900.

These plans were designed for the substantial dwelling of a farmer in easy circumstances. The outside appearance truthfully expresses its rural and its domestic purpose. The interior accommodations are carefully arranged for comfort and convenience. The materials and method of construction insure permanency; with little care, this building would last for many generations.... EXTERIOR, (fig. 111.)—The elevation shows that this house was intended for the country—it looks like a farm-house—in fact it would be out of place anywhere else. Its peculiar solid, independent, and home-like character is due to the massive stone walls, large door and window openings, broad and steep slated roof, truncated gables, substantial chimneys, and heavy sheltering eaves, all arranged in simple, expressive, and harmonious combination. All superfluous ornamentation is avoided, as inconsistent with rural simplicity and truthfulness. Vines and creepers will be suggested by the rough stone walls and piazza posts; and to their delicate tracery may be left the work of “filling in” their more appropriate and agreeable decorations.... The CELLAR (fig. 112), is 6½ feet high, extending under the whole building, giving ample space for the storing of articles requiring a cool, moist air for their preservation. Seven windows are arranged to provide light and ventilation to every part. The outside entrance is from the rear under the back stoop; stairs lead directly up to the kitchen. The “safe” is a “locker,” or private cellar for keeping choicer stores.... FIRST STORY, (fig. 113.)—Hight of ceilings, 10 feet. The arrangements are somewhat peculiar, and are very convenient and pleasant. Each of the four principal rooms have windows giving views in two different directions. The two halls (front and rear) have stairs in each, and are otherwise arranged for easy communication with all parts of the house. The Parlor is pleasantly situated, adjoins the front hall and dining-room, has a large open fire-place, and is shaded on the front by the piazza. The Dining or living-room is the largest apartment, and communicates directly with every other room and hall on this floor, bringing this entire story under the immediate supervision of the mistress of the household. It has an open fire-place and two closets. The Bedroom is placed in a quiet corner, where the little ones may take their “day naps” without being run over or disturbed by sudden callers, or those engaged in housework. The Kitchen is a good-sized apartment, adjoins the dining-room, rear hall, milk-room, large pantry, two closets, and cellar stairway, and is provided with a large range, sink, wash-tubs, and the necessary pipes for supplies of cold and hot water.... SECOND STORY, (fig. 114.)—Hight of ceiling, 8 feet. This contains five good-sized chambers, a large hall, and nine closets. The three larger chambers have full-sized side-walls and ceilings; the space beyond the side-walls or partitions are devoted to closets, of which there cannot be too many in any house.... CONSTRUCTION.—Unless situated on very high ground, having a thorough natural drainage, the earth taken from the cellar excavations should be left on the grounds and graded around the foundation, to insure the turning away of all surface water. In such cases, care must be taken to allow in the depth of the excavation for the hight it is intended to raise the earth grades. The appended estimate of cost is for excavating 3 feet deep. This will furnish 202 cubic yards of earth to raise the grades 1½ foot immediately around the house (leaving 2 feet of the foundation exposed to sight), and give a gentle slope outwards in every direction to the distance of 40 feet. All the outside walls are solid masonry. The foundations are of the roughest stone, laid in good mortar, 2 feet thick. A “top floating” of hydraulic cement mortar is used in levelling the upper surfaces, to prevent the ground moisture from rising above that line to be absorbed by the main walls. The main walls are of rough stone and hard burned bricks laid in strong mortar, 16 inches thick. The outside corners, and the jambs and heads of the doors and windows, are of brick, as shown in fig. 115. Their use greatly facilitates the work of construction, and obviates the necessity of stone-dressing. The intervening walls are of broken stone “random dressed,” laid in courses to conform to the quoin lines of the brick-work, and may be done by common masons. The window and door sills are of ordinary hammered blue-stone. All outside interstices and joints are filled and pointed with cement mortar. Thin strips of wood (mason’s lath will do) are laid in between the courses on the inside, to which the inside furring is fastened. The chimneys are built of hard brick, and are finished above the roof with large tops, having cross openings at the sides for each flue, and close covers.—The Frame-work is very simple; the central girders are supported by large posts on solid stone footing. The beams are notched over the girders, with their ends resting and anchored in the walls, and are thoroughly bridged. The plates are anchored by bolts that are inlaid while building the walls. The rafters are notched over the plates with their lower ends extending 2½ feet beyond the walls; their centers are supported by purlins and collars. The roof is covered with dark slate. The flooring is of mill-worked 1½-inch plank. The interior of the stone walls is furred off, with unobstructed spaces between the furring to the roof, for the passing off of all dampness. The interior finish is complete throughout. The principal rooms have neatly-moulded architraves, other rooms plain. The kitchen and rear hall are wainscoted. All doors are panelled and moulded, and all windows have inside blinds.—The plastering is three-coat work, with the principal rooms hard-finished, balance white-slipped. The painting, outside, is two coats with the best materials; inside is oil-stained and flat-varnished.—ESTIMATE:

202 yards excavation, 3 ft. deep, at 20c. per yard. $40.40
224 perches stone-work, complete, at $2.75 per perch. 616.00
150 running ft. blue-stone sills at 30c. per ft. 45.00
6,500 bricks in quoins and chimneys, complete, at $12 per M. 78.00
1,000 yards plastering, complete, at 28c. per yard. 280.00
5,208 ft. of timber, at $15 per M. 78.12
1 girder, 4 × 8 in. 62 ft. long.
1 girder, 4 × 6 in. 38 ft. long.
2 purlins, 4 × 8 in. 38 ft. long.
2 purlins, 4 × 8 in. 18 ft. long.
45 rafters, 3 × 4 in. 21 ft. long.
8 rafters, 3 × 4 in. 17 ft. long.
38 beams, 3 × 8 in. 15 ft. long.
35 beams, 3 × 8 in. 21 ft. long.
12 beams, 3 × 8 in. 10 ft. long.
40 collars, 1¼ × 5 in. 13 ft. long.
1 valley, 3 × 8 in. 80 ft. long.
1 plate, 3 × 8 in. 200 ft. long.
250 wall-strips, at 11c. each. 27.50
300 furring strips, at 4c. each. 12.00
Anchors to beams and plates. 5.00
Cornice materials. 30.00
420 shingling-lath, at 6c. each. 25.20
26½ squares of slating, complete, at $9 per square. 238.50
25 hemlock boards, piazza roof, at 16c. each. 4.00
2½ squares tin, roofing and leaders, at $8 per square. 20.00
296 flooring, 8 in., at 25c. each. 74.00
Stairs, complete, $90; piazza and stoop, $80. 170.00
7 cellar windows, complete, at $5. 35.00
22 plain windows, complete, at $10 each. 220.00
4 dormer windows, complete, at $18 each. 72.00
34 doors, complete, at $9 each. 306.00
2 mantles, 3 shelves, complete. 68.00
Closet finish, complete. 39.28
Range and plumbing, complete. 175.00
Nails, $16; painting, $60: cartage, $15. 91.00
Carpenter’s labor, not included above. 150.00
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Total cost, complete. $2,900.00

DESIGN XXVIII.

A HOUSE COSTING $3,000.

These plans were designed for a suburban cottage, having a cheerful outside appearance, and containing ample interior apartments conveniently arranged, with such modern improvements as are desirable for the use of an ordinary sized family.... EXTERIOR, (fig. 116.)—The general outlines are made up of simple parts, embracing features of pleasing variety and elegance. The foundation walls, showing four feet above ground, insure against moisture from the earth, and add to the superficial dimensions of the structure. Such high foundations for houses of this character afford a proper background for the grasses and shrubbery usually surrounding them. The irregularities of the principal building, the steep, dark-slated roofs, with their heavy projecting cornices, truncated or hooded gables, and enriched barge-boards, together with the stoops and bay-windows, are proportioned and arranged to assimilate with each other, and contribute to gracefulness and harmony.... CELLAR, (fig. 117.)—Hight, 7 feet. Seven good-sized windows admit an abundance of light, and afford thorough ventilation.... FIRST STORY, (fig. 118.)—Hight of ceiling, 10½ feet. The rooms are unusually large, and arranged to be pleasant, comfortable, and convenient. The front entrance has large double doors. This hall contains the principal stairs, which are of “platform” construction. We prefer this form whenever the general plan allows it, as such stairs are much easier, less dangerous, and appear better than the usual long, straight flights. The hall connects with each principal room, obviating the too frequent necessity of passing through one room to reach another. The Parlor has a fire-place, adapted to either a grate or fire-place heater (we should prefer the latter in this case, supplied with heating-pipes for warming the chamber above,) and is provided with a marble mantle. A large bay-window admits sufficient light, and affords a pleasant outlook. The remaining sides of this room are unbroken, leaving ample space for furniture, pictures, etc. The Dining, or living-room, is intended as the most agreeable and pleasant room in the house; it has a fire-place with hearth openings, adapted to a “low-down” grate, which is a good substitute for the old home-like fire-place, and affords an opportunity for a generous and cheerful fire, and insures the most perfect ventilation. The ashes from these hearth fires fall into the ash-pit below them, thus obviating the necessity and dust of their daily removal. A marble mantle with a large hearth, one bay and three plain windows, and a closet, are provided for this room. The windows afford plentiful light, and views from front, side, and rear, thus assuring a home-like, cheerful apartment. The Kitchen is pleasantly situated, has four windows for light and ventilation, and is planned with especial regard for convenience. It is in proximity with the principal hall, rear entry, and cellar stairway, has a large pantry, and two closets, and contains a large fire-place, with a range, boiler, sink, and wash-tubs having pipe attachments for hot and cold water. The dimensions of the fire-place are 2 feet 10 inches wide, 5 feet 6½ inches high, and 1 foot 9 inches deep, with a hearth-stone 2 feet wide, and 4 feet long. The range is fitted into the fire-place, and has a water-back, elevated oven, and warm-closet, and is connected by pipes with the boiler. The dumb-waiter, shown on the plan at the right of the fire-place, is intended as a “coal-lift,” which will save many steps and much hard labor running for coal. This is simply a box, holding three bushels (twelve scuttles), constructed of 1¼-inch floor planks, with wood runners 3 feet long, on two opposite sides, conforming to grooves made in stationary planking in the cellar, and is suspended by weights, with strong ropes, passing over pulleys fastened to the underside of the floor-beams. The upper portions of this closet may be fitted with shelving and hooks, as desired. The large Kitchen Pantry, thoroughly shelved, is in the “addition” that adjoins the kitchen, and is built in combination with the rear stoop. The entry, conveniently situated, communicates between the kitchen and dining-room, and with the back stoop through the rear door.... SECOND STORY, (fig. 119.)—Hight of ceiling, 9 feet. This story is divided in the simplest manner, has a hall, three large chambers, with closets for each, and a bath-room, all with sufficient windows for light and ventilation. Each principal chamber has an open fire-place, adapted to grates. Chimneys, centrally situated, radiate most of their heat into the rooms, thus saving fuel. The Bath-room has a French bath-tub, with cold and hot water, and a seat-closet. The stairway to the attic story is ceiled in over the principal stairs, with a door at the foot. The Attic has three apartments, two intended to be plastered and finished as chambers; the third, or larger one, is unfinished for an open garret.... GENERAL CONSTRUCTION.—The excavations are 2½ feet deep, and the loose earth is graded around the building at completion, leaving 4 feet of the foundation exposed to sight. The foundation-walls are built as described for Design XXXII. The sub-sills of the windows, and the steps and coping of the area, are of blue-stone. The chimneys being near the center, are not connected with the foundation walls. The rear one is constructed in box form, below the first floor, as a receptacle for ashes, and has a small iron door near the bottom for removing the ashes. The principal frame-work is of sound pine or spruce timber, of the sizes mentioned in the estimate below. When practicable, we would use pine timber for all sills and posts, as the least liable to decay, and spruce for the girts and beams, on account of its quality for stiffness. The siding is of two thicknesses of boarding, as described for Design XXXII. The principal roof is constructed at the angles of 45°, securing valuable space for attic rooms, and is covered with dark slate laid on hemlock, with tarred paper between. The roofs of the stoops and bay-windows, and all gutters and valleys, are of IC. charcoal tin, laid on hemlock boards. The method of constructing the cornice, gutters, and barge boards of the principal roof, is shown in detail in fig. 120. _A_, rafter of 3 × 4; _B_, plate of 4 × 6, placed 14 inches above the attic floor; _C_, post of 4 × 7 timber; _D_, gutter, having no abrupt angles to bother the tinsmith, or impair his work, but is of circular form, and stayed with 2-inch furring lath, on which the tin is smoothly and easily laid. _E_, bracket constructed of 2 × 4, with simple scroll, sawed from 4 × 6 timber. _F_, crown moulding of 1¼ × 3¼, worked solid; _G_, barge-board with the crown-moulding attached; this closes the ends of the gutters to the hight of the dotted line at _D_. The stairs, interior trimmings, and the general painting, are intended to be similar to those described for Design XVII. In the estimate appended will be found a full schedule of the materials required to construct, and fully develope a house by these plans. The quantities given may be relied on as correct, and their cost is compiled from the prices now ruling in this vicinity.—ESTIMATE:

69 yards excavation, at 20c. per yard. $13.80
18,500 brick, furnished and laid, at $12 per M. 222.00
53 ft. stone steps, and coping, at 30c. per ft. 15.90
841 yards plastering, complete, at 28c. per yard. 235.48
250 yards stucco cornices, at 25c. per yard. 62.50
4,903 ft. timber, at $15 per M. 73.54
2 sills, 4 × 8 in. 30 ft. long.
2 sills, 4 × 8 in. 22 ft. long.
3 sills, 4 × 8 in. 18 ft. long.
8 posts, 4 × 7 in. 22 ft. long.
Ties, 4 × 6 in. 302 ft. long.
Plate, 4 × 6 in. 151 ft. long.
75 beams, 3 × 8 in. 18 ft. long.
54 rafters, 3 × 4 in. 13 ft. long.
500 wall-strips, 2 × 4 in. 13 ft. at 11c. each. 55.00
320 sheathing, 9½ in., at 25c. each. 80.00
170 lbs. tarred paper, at 3c. per lb. 5.10
320 siding-boards, 9½-inch, at 28c. each. 89.60
Materials in outside dressing and cornices. 80.00
161 hemlock boards, principal roof, 10 in., at 16c. each. 25.76
14½ squares of slate, at $9 per square. 130.50
306 flooring, 9½ in., at 28c. each. 85.68
2 stoops, complete, at $50 each. 100.00
2 bay-windows, complete. 120.00
Stairs, complete. 75.00
21 plain windows, complete, at $12 each. 252.00
7 cellar windows, complete, at $6 each. 42.00
22 doors, with base and trimming, complete, at $10 each. 220.00
2 marble mantles and 3 shelves, complete. 68.00
1 range, with elevated oven and warm closet, complete. 80.00
Plumbing and gas pipes, complete. 175.00
Coal-lift and shelving, complete. 25.00
2 rooms in attic, finished, complete. 60.00
Nails, $20; bells and speaking-tubes, complete, $15. 35.00
Painting, $240; cartage, $40. 280.00
Carpenter’s labor, not included above. 250.00
Extra for incidentals. 43.14
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Total cost, complete. $3,000.00

Should it be desirable to reduce the cost of building by this plan, it may be done without changing the principal outlines or arrangements, by the following deductions and omissions, viz.:

_Saving._
Foundations reduced in hight from 7 ft. to 6½ ft. $20.00
5 cellar windows, instead of 7. 12.00
Inclosing with single thickness siding. 80.00
Roof of shingles, instead of slate. 60.00
4 plain windows, instead of the 2 bays. 72.00
Deduct 1 window in each: dining-room, kitchen, bath-room. 36.00
Reduce the cost of windows and doors, each $1.50. 64.50
An ordinary range, instead of one with an elevated oven. 40.00
Omit the finish in attic. 60.00
Omit plumbing and gas-pipes. 175.00
Omit coal-lift, bells, and tubes. 30.00
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Total reductions. 649.50
Making the cost $2,350.50

DESIGN XXIX.

A HOUSE COSTING $3,100.

These plans were designed for a summer residence near Toms River, N. J. They are especially adapted to situations where the more pleasant views are to the rear, making it desirable to have the principal rooms on that side of the house.... EXTERIOR, (fig. 121.)—The Swiss-like style is due to its bold roofs, wide projections, and rustic details of finish, there being no attempt at architectural display.... FIRST STORY, (fig. 122.)—The Hall, which is unusually large, is entered from the front porch through double doors, contains the main stairs, and communicates with the library, parlor, dining-room, and a passage leading to the kitchen. A Closet is finished under the stairs opening from the passage. The Library is nearly square, with openings in the center of each of its four sides, and is divided from the parlor by large folding-doors. The Parlor is of good dimensions, has large windows opening to the floor, and leading to the piazza. The Piazza is 12 feet wide, affording shade and ample protection from storms, and may be used in pleasant weather to enlarge the capacity of the parlor. The Dining-room is entered from the main hall, and communicates through the pantry with the kitchen. The Kitchen has windows front and rear, giving a good circulation of air, and is furnished with a range, boiler, sink, and pump, connected with the necessary piping, with supply from the cistern. Private stairways lead to the second story, and to the cellar; the necessary pantries are provided. The one-story Addition is divided into three parts, making a work-room or shed, inclosing the well, a servant’s bed-room, and a store-pantry.... SECOND STORY, (fig. 123.)—This story contains a hall, five good-sized chambers, seven closets, and a bath-room. The hall has nine doors leading to the several apartments, two stair landings, and a window, while it occupies but little space. The Bath-room has a bath-tub, seat-closet, and pipes for cold and hot water.... ATTIC, (fig. 124.)—A hall and two chambers are finished in this story. The stairs leading to it are inclosed, and have a door at the foot. The hall is lighted by a dormer window in one end. At the opposite end a door leads to the space under the wing-roof, where the tank is placed, immediately above the bath-room.... CONSTRUCTION.—The hight of the cellar is 6½ feet, of the first story 10½ feet, of the second story 8 feet, of the attic 7 feet. The foundations are of brick-work, and show two feet above the final grades. The chimneys are of brick-work, and have six open fire-places, with hearths to each, adapted to the use of either wood or coal fuel. The plastering is “hard-finish” on two coats of brown mortar. Stucco cornices and centers, of simple design, are put in the first story of the main house. Marble shelves with stucco truss-supports are put above each fire-place. A well and cistern are included in the estimate. The depth of the former is put at 30 feet, as the average. To avoid the danger of the caving in of the sides while digging, it is best to make the excavation 4½ ft. _square_ (not circular, as is usually really done.) Rough planks, 4½ feet long, with their ends notched half way across, are slid in to lock with each other closely against the banks, as the excavation proceeds, making this part of the work perfectly safe in any kind of earth. The depth of the well should be sufficient to secure at least four feet of spring water. Of course it would be impracticable to lay the brick-work under water that depth, and therefore a circular curb 3 feet 3 inches in diameter, and 6 feet long (inside measure) must be made of ordinary boards, with an interior 4-inch timber rim at the bottom, and let down into the well as soon as water is reached. The _rim_ forms the foundation of the brick-work. After laying a few courses around, say to the hight of one or two feet, their added weight will force them (curb and all) downwards under the water as fast as the depth is increased. The clear inside diameter, when finished, is 2 feet 10 inches; the top courses of brick, to the depth of 3 feet, should be laid in cement mortar; all others laid “dry.” The Cistern is constructed entirely of brick and cement mortar, in the earth; 7 feet across, and 8 feet deep in the clear. The frame of the house is of spruce timber, siding of clear pine, beveled clapboards, laid on sheathing-felt. Roofing of cedar shingles, laid “three thick” on spruce lath. The cornices have projections of two inches for each foot of their hight from the ground, which is appropriate for buildings of this character, and is double that of the usual styles. These projections are ceiled underneath with tongued and grooved boards, and bracketed with chamfered timber trusses. Openings are made through the gable cornices to allow for the escape of heated air from under the roof. The flooring is of 9-inch tongued and grooved spruce plank. All windows above the cellar have 1½-inch sash, and outside blinds. Doors are panelled and moulded. The inside trimmings are quite plain, single moulded, with bold members. The upper frame-work of the piazza is left exposed on the underside, and is neatly dressed and chamfered. The first-story stairs are strongly constructed of pine, with newel, rail, and balusters of black walnut.

ESTIMATE of materials and labor:

93 yards excavation, at 20c. per yard. $18.60
30 ft. digging well, at $1 per ft. 30.00
19,000 bricks (cellar foundation, chimneys, cistern, and
well,) furnished and laid, at $12 per M. 228.00
4 barrels cement, at $2.50 per barrel. 10.00
1,200 yards plastering, at 28c. per yard. 336.00
5,974 ft. of timber, at $15 per M. 89.61
1 girt, 4 × 8 in. 32 ft. long.
8 posts, 4 × 7 in. 20 ft. long.
45 beams, 2 × 8 in. 12 ft. long.
30 beams, 2 × 8 in. 17 ft. long.
35 beams, 2 × 8 in. 11 ft. long.
1 sill, 4 × 8 in. 313 ft. long.
1 plate, 4 × 6 in. 313 ft. long.
61 beams, 2 × 8 in. 20 ft. long.
20 beams, 2 × 8 in. 13 ft. long.
2 girts, 4 × 6 in. 30 ft. long.
700 wall-strips, at 11c. each. 77.00
500 clapboards, at 14c. each. 70.00
350 shingling-lath, at 6c., $21; 9,650 shingles, at 2c., $193. 214.00
150 ft. gutters, valleys, and leaders, at 10c. per ft. 15.00
1,500 ft. dressed lumber in cornices, at 4c. 60.00
513 flooring, at 27c., $138.51; 30 windows, at $12, $360. 498.51
250 lbs. felt, at 5c., $12.50; 35 doors, at $10, $350. 362.50
5 marble shelves, at $6, $30; stairs, $100. 130.00
Closet finished, $50; well-curb, $12. 62.00
Range and plumbing, $280; nails, $20. 300.00
Carting, average 1 mile, $40; painting, $230. 270.00
Carpenter’s labor, $250; incidentals, $78.78. 328.78
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Total cost, complete. $3,100.00

DESIGN XXX.

A FRAME AND BRICK FARM-HOUSE COSTING $3,300.

These designs represent a farm-house having an air of substantial comfort and refinement, and affording ample space and convenience for a large family.... EXTERIOR, (fig. 125.)—This style admits of the simplest and most economical finish, is susceptible of almost any degree of irregularity, and is therefore suitable for the greater number of rural buildings. The indestructible covering of the side-walls and roofs has the merit and appearance of permanency.... CELLAR, (fig. 126.)—The central division is 7 feet high, has five windows, and outside door, and a stairway leading up to the kitchen. The girders under the first floor beams are supported on large posts, standing on firmly-imbedded flat stones.... FIRST STORY, (fig. 127.)—Hight of the ceilings, 11 feet in main house, and 9 feet in the one-story wings at the side and rear. The parlor, sitting-rooms, kitchen, and front hall, are in the main house. The rear wing contains a summer kitchen, bath-room, and a large kitchen pantry. The side wing is divided into a bed-room, clothes-press, and pantry. The Parlor, Sitting-room, and Bed-room face the front. The Kitchen is the largest apartment, and is arranged to be used as the Living-room. It has windows in each end, an outside door leading to a pleasant veranda, is in direct communication with the front hall, sitting-room, summer kitchen, two pantries, and the cellar stairs. The Summer Kitchen, intended to relieve the larger room of the heavier work, is furnished with a range, boiler, sink, pump, and wash-tubs, and has an outside door. The Bath-room is situated at the side of the summer kitchen, and contains a bath-tub and a seat-closet. A tank 3 × 3 × 6 feet, is placed between the ceiling and roof of this wing, and arranged to receive rain-water from the main roof. A force-pump is set near the iron sink, and arranged to supply water from the cistern to the tank, when the rain supply is exhausted. It will be observed that all the plumbing apparatus is placed in close proximity, thus insuring economy in the cost of their introduction, and also that their location prevents any serious injury that might arise from a chance bursting, or through carelessness. No windows are shown at the rear of the summer kitchen, or bath-room, this space being reserved for any additions that may be desired for fuel, etc.... SECOND STORY, (fig. 128.)—Hight of ceilings, 9 feet. There are five chambers, a hall, and two closets in this story. Each chamber is of good dimensions, well lighted (twelve windows in this story,) and may be warmed if required, either by stoves placed in them or through pipes inserted in the flues for the introduction of hot air from heaters in the first story, as described for Design XXXII.... ATTIC.—A flight of stairs, located above those of the first story, and inclosed with narrow ceiling, with a door at the foot, leads to the garret or attic. This story is thoroughly timbered and floored, but otherwise unfinished.... CONSTRUCTION.—The foundation walls are of broken stone, laid in good mortar, 18 inches thick, and show 2 feet above the final grade of the surrounding earth. The materials of the frame are indicated in the estimate below, and are framed together, and raised in the usual manner, except that the sills are placed 4 inches back from the face of the foundation, to provide a footing for the water-table and brick inclosing. The _inside_ of the exterior frame is roughly ceiled around with hemlock boards, which are thoroughly nailed to the studding, bringing them “into line,” and making them firm. The method of inclosing the sides of the building is shown in fig. 129. _A_ is the foundation; _B_ the water-table; _C_ the brick wall; _D_, inside boarding; _E_, _E_, _E_, timber of the frame. The water-table, of dressed stone, is laid on the foundation in cement mortar. The brick are laid in “stretchers,” in good lime and sand-mortar, with close joints. Anchor nails (fig. 130) are driven in each stud in contact with the upper surfaces of every fifth course of brick, as shown in the sketch. The window sills are of smoothly dressed stone, set in the regular manner. The window and door frames are made as for 8-inch brick-work. The heads are arched over with brick projecting half an inch beyond the face of the walls, forming a coping to the windows. The anchor nails are made of ordinary galvanized ⅛-inch fence-wire; 6 inches long is required for each nail, 1 inch of both ends being bent at a right angle, and one end is flattened to be easily driven into the studding, and the opposite end is imbedded in the joints of the brick-work. These nails are best applied by a carpenter employed to accompany the masons in their work. This mode of building exterior walls may be new to many persons, but it has been demonstrated and proved to be thoroughly practical, and for many reasons preferable to the usual “solid brick” wall; it is less expensive, does not retain moisture, requires no “furring off,” or “filling in,” and attachments of cornices, stoops, or balconies, are easily made to connect with the inside frame work.... The main and wing roofs are covered with dark 8 × 16-inch slate, laid 7 inches to the weather. Mason’s lath are put on the inside boarding in a vertical manner, 16 inches apart, and the interior of the two full stories is lathed, plastered, and otherwise fully completed.

ESTIMATE OF COST:

157 yards excavation, 4 feet deep, at 20c. per yard. $31.40
60 perches stone foundation, at $2.75 per yard. 165.00
44 ft. stone steps and cellar window-sills, at 30c. per ft. 13.20
278 feet dressed stone-sills and water-table, at 75c. per ft. 208.50
31,000 brick furnished and laid, at $12 per M. 372.00
925 yards plastering, at 28c. per yard. 259.00
Stucco cornices. 30.00
6,707 ft. timber, at $15 per M. 100.60
Sills 4 × 8 in. 252 ft. long.
Plates, 4 × 6 in. 252 ft. long.
Ties, 4 × 6 in. 324 ft. long.
Girders, 4 × 8 in. 46 ft. long.
10 posts, 4 × 7 in. 23 ft. long.
70 beams, 3 × 8 in. 22 ft. long.
21 beams, 3 × 8 in. 15 ft. long.
8 beams, 3 × 8 in. 13 ft. long.
1 piazza, 3 × 7 in. 122 ft. long.
1 piazza, 3 × 5 in. 70 ft. long.
100 joist, 3 × 4 in. 13 ft. long, at 16c. each. 16.00
400 wall-strips, at 11c. each. 44.00
600 hemlock boards, for sheathing and roofing, at 16c. each. 96.00
Cornice materials, $70; 21 squares slate, at $9, $189. 259.00
436 ft. tinning, gutters, and leaders, at 8c. per ft. 34.88
500 flooring, 9-inch spruce, at 26c. each. 130.00
Stairs, complete, $90; piazzas, $130. 220.00
5 cellar windows, complete, at $6 each. 30.00
33 windows, above cellar, complete, at $10. 330.00
25 doors, at $10, $250; range and plumbing, $250. 500.00
3 mantles, $75; closet finish, $25. 100.00
Painting, $113.66; cartage, $30. 143.66
Carpenter’s labor, not included above. 200.00
Incidentals. 16.76
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Total cost, complete. $3,300.00

DESIGN XXXI.

A HOUSE COSTING $3,700.

The plans here given are somewhat peculiar in arrangement, intended for a compact and economical residence or parsonage, containing thirteen rooms, ample halls, eleven closets, large cellar, heater, range, cold and hot water, and, in fact, all the necessary modern improvements suitable for the uses of a good-sized family.... EXTERIOR.—The general outline is nearly square, 26 × 30 feet, affording the most simple and economical form of construction, and embraces a much better opportunity for the most desirable distribution of rooms. The porch, bay-window, and lobby, provide projections that serve to break up and relieve the monotony usually observed in square buildings. Three elevations (figs. 131, 132, 133,) are given, from which choice can be made, according to the situation of the building.... INTERIOR.—It will be observed that the arrangements of the interior partake very much of the character of a “double house,” particularly in the upper stories.... CELLAR, (fig. 134.)—The Cellar extends under the whole house, and contains the heater and bins for coal, etc. The Heater (“portable”) is arranged to provide warm air to each room in the two principal stories, except the kitchen.... FIRST STORY, (fig. 135.)—The Entrance, or Reception Hall, is large, and contains the principal stairway of the house, so arranged that the quarter-circle is about midway of their hight, placing the niche down, where it adds greatly to the good appearance of the hall. The principal rooms, Parlor and Dining-room, where it is usual for the family to congregate, are large and accessible. Each has a large bay-window, adding to its area, and supplying a pleasant outlook. The Kitchen adjoins the dining-room and the rear entrance, or lobby, and has direct communication with the cellar-stairway through a door. It is provided with a range, boiler, sink, pump, and wash-tubs, complete. The Lobby, or rear entrance, is arranged to connect by doors with the dining-room, kitchen, and private stairway leading to the second floor.... SECOND STORY, (fig. 136.)—The method of erecting the stairs make them “land” nearly in the center of the second story. Very little space is required for the second-story hall, leaving almost this entire floor to be “laid off” in rooms. These rooms may all be used as chambers, or either of them may be used as a study. Doubtless the room directly above the front entrance would be best adapted for that purpose. The door leading to this room should have ground-glass upper panels to supply light to the hall of this story.... ATTIC, (fig. 137.)—The Attic story is reached by the stairway shown at the front end of the second-story hall, which has a door at the foot of them to shut off all communication at pleasure. This story is divided into four rooms, four closets, and hall. The Hall is lighted through an opening, or skylight, in the roof, which also serves as a ventilator. The School, or Play-room, is put in this part of the house, where noise is less likely to disturb the older members of the household. A Work-shop, having ample space for a work-bench, wood-lathe, and other tools, is provided for in our plan on the third floor.... The estimate appended indicates the general character of the work to be good and substantial. Provision is made for brick foundations, a regular timber frame, double siding, slate and tin roofs, outside blinds, panelled doors, simple and appropriate trimmings throughout, with marble mantles and stucco cornices in the principal rooms of the first story. The figures set down for the cost of windows, bays, porch, lobby, and doors, include materials and labor. The figures for carpenters’ labor are for the balance of such work.

ESTIMATE for house with Mansard roof:

75 yards excavation, at 20c. per yard. $15.00
13,000 brick, furnished and laid, at $12 per M. 156.00
48 ft. stone sills, steps, and coping, at 40c. per ft. 19.20
1,000 yards three-coat plastering, at 28c. per yard. 280.00
250 ft. stucco cornices, with centers. 75.00
4,181 ft. of timber, at $15 per M. 62.71
2 sills, 4 × 8 in. 26 ft. long.
2 sills, 4 × 8 in. 30 ft. long.
6 posts, 4 × 7 in. 23 ft. long.
1 girt, 4 × 8 in. 38 ft. long.
4 ties, 4 × 6 in. 26 ft. long.
4 ties, 4 × 6 in. 30 ft. long.
4 hips, 3 × 7 in. 16 ft. long.
2 plates, 4 × 6 in. 26 ft. long.
2 plates, 4 × 6 in. 30 ft. long.
4 deck plates, 3 × 8 in. 22 ft. long.
2 deck plates, 3 × 8 in. 30 ft. long.
8 beams, 3 × 8 in. 15 ft. long.
66 beams, 2 × 8 in. 15 ft. long.
66 beams, 2 × 8 in. 12 ft. long.
100 joists, 3 × 4 in. 13 ft., at 22c. each. 22.00
500 wall-strips, 2 × 4 in. 13 ft., at 11c. each. 55.00
483 sheathing for sides and roofs, at 25c. each. 120.75
300 lbs. tarred felt, at 5c. per lb. 15.00
381 novelty siding, 6-inch, at 30c. each. 114.30
112 ft. main cornice, at 60c. per ft. 67.20
10 squares of slate, at 10c. per ft. 100.00
12½ squares of tin, at 10c. per ft. 125.00
8 cellar windows, complete, at $8 each. 64.00
12 plain windows, complete, at $12 each. 144.00
8 dormer windows, complete, at $20 each. 160.00
2 bay-windows, complete, at $60 each. 120.00
1 porch, complete. 75.00
1 lobby, complete. 50.00
390 tongued and grooved flooring, complete, at 28c. each. 109.20
46 doors, complete, at $10 each. 460.00
11 closets, complete, at $6 each. 66.00
2 marble mantles, complete, at $25 each. 50.00
1 heater, complete. 200.00
Gas-pipes. 35.71
Plumbing, including range, etc. 300.00
Painting. 188.93
Carting. 75.00
Extras for hardware, etc. 75.00
Carpenters’ labor. 300.00
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Total amount. $3,700.00

DESIGN XXXII.

A HOUSE COSTING $4,000.