Modern house-plans for everybody

This plan of an inexpensive country dwelling is adapted to the wants of many people whose circumstances will not admit of a larger outlay. It was originally prepared and published in response to many calls for very low-priced country houses, “some as cheap as lumber and nails can make them.” The present one approximates that point, and will aid in devising others.... Two Elevations are given for the same ground-plan; the first (fig. 3) is for a one-story house of the simplest design, with an entrance door, a neat porch, and two windows in front. The rear is arranged similarly. The roof is conspicuous, in keeping with its importance. No matter how cheaply one proposes to build a house, it is essential not to slight the roof. A roof fit for a one-story cottage would answer equally well on a three-story house, so that relatively the cost of this part becomes greater, as the other parts become reduced and cheapened.... Ground-Plan, (fig. 4).—The accommodations are quite sufficient for a small family, consisting of three rooms, two lobbies, a kitchen-pantry, and a clothes-press. The Lobbies protect the rooms from direct contact with the outside doors. The Living-room is large, and accessible alike from each entrance; it has windows front and rear, and is convenient to the pantry; one entire side is unbroken, giving additional space for furniture, etc. The Pantry is shelved on two sides, and has a sash opening from the rear lobby, receiving light through the head-light over the rear entrance door. The front Bedroom is of good size—large enough to be used as a sitting-room; it adjoins the rear bedroom, and a clothes-press, and has a window facing the road. The rear Bedroom is the most retired, and has a window looking to the rear. The Press or closet is shelved and hooked in the usual manner. The door between the bedrooms might be dispensed with, but its convenience more than repays its cost.... Construction.—The Foundations are of common stone and mortar, laid in trenches, so as not to be affected by frost, and show 1½ feet above ground. The supports for the central partitions are stone piers, 4 feet apart. The Chimneys are of hard brick and mortar, passing through the first story in two flues, but joined together beneath the roof, and finished above as a single chimney. All the timber of the exterior frame is of 4 × 6-inch spruce. The sills are laid flatways on the foundation, and the upright frame-work stands upon them. The beams are of 1¼ × 8-inch spruce planks; they are notched 4 inches, to fit on the sill, and bear on the foundation, and are nailed to the studding and sills, binding the whole together. The ceiling-strips are of 1¼ × 5-inch spruce, resting on the ties, and nailed to the studding. The rafters are 2 × 4-inch wall-strips. All beams, studding, and rafters, are placed 16 inches apart from centers. The siding is of 10-inch dressed pine. The roof is covered with 18-inch pine shingles, laid on 1¼ × 2-inch shingling-lath. The porch-frame is of dressed and cornered timber, and is roofed with shingles on flooring laid face down. The flooring is 1⅛ × 9-inch spruce “milled.” The interior is plainly cased: for doors and windows, 3¼ inches wide; base, 6 inches; chair-back in the living-room, 3 inches; all beveled. All sashes and doors are 1¼ inch thick. The interior side-walls and ceilings are white-sand finished, on brown mortar and seasoned lath. Many efforts have been made to devise something cheaper than plastering for the inside lining of walls, but no substitute has yet been found to equal it in cheapness or durability. Plastering, as usually prepared and applied, conduces to the healthfulness of any apartment, emits no odor of mouldiness, has no attraction or harbor for vermin, is impervious to air, and a non-conductor of sound. Where linings of thin wood or paper are used, it is necessary to deafen the partitions and ceilings, otherwise they will be noisy. Sound made in any one part will reverberate through the house with drum-like suggestiveness. Most of such materials absorb moisture rapidly from the atmosphere, and when at any distance from the house-fires, so as not to be warmed and dried, the moisture is retained in them. This is especially the case in chambers and closets. Rather than seek a substitute for plastering, it is better to extend its use, and, where practicable, apply it as an outside covering, as well as for inside linings, as described for Design VI. The Second Elevation, (fig. 5,) shows an enlargement of the first, by increasing the outlines of the roof, giving space for a Second Floor, (fig. 6). Such space, though not immediately required for bedrooms, would be valuable for many purposes. The appearance of the building is improved by the enlargement, and the extra cost will not exceed one hundred dollars.

Cost of Cottage—No. 1:

Extra cost of cottage—No. 2:

Fig. 3.—ELEVATION OF ONE-STORY HOUSE.

Fig. 4.—GROUND-PLAN OF HOUSE.

Fig. 5.—ELEVATION OF STORY-AND-A-HALF HOUSE.

Fig. 6.—SECOND FLOOR.

These plans are for a low-priced house, similar in character to those in Design II., but differing entirely in outlines and arrangement, and embracing a much larger area of floor space, with increased accommodations.... Elevation, (fig. 7.)—The Front is broken with angles, furnishing a greater number of vertical lines, thus giving relief from the depressing appearance that would otherwise be manifest. The roof projections are proportionate, with simple finish. The cornices of the central or main part are the most prominent, and have plain trusses. The gable openings supplying ventilation between the ceilings and roof.... Ground-Plan, (fig. 8).—The interior contains five quite ample rooms, conveniently arranged, besides a lobby, pantry, and two closets. Hight of ceilings in two principal rooms, 9½ feet, in the side extensions, 6 feet at the plate, following the rafters to the center of the rooms, and from thence are leveled across at the hight of 9 feet. The front entrance is through a lobby. (If desired to economize further, the front stoop and one door may be saved, by putting an arch in place of the front door, making a recessed porch of the lobby.) The Parlor has two front windows, and a closet, and adjoins the kitchen and two bedrooms. The Kitchen is large, has two windows, an open fire-place, and adjoins a commodious pantry, and a bedroom. The Pantry has a large window, and is shelved on one side and end. A convenient Clothes-press opens from the right-hand bedroom. The Chimney is near the center of the house, insuring much saving of heat. The interior of this house may be comfortably warmed from a single fire, by placing a Radiator in the parlor, and leading the fire-draught from the kitchen stove through it. As the peculiar form and construction of this radiator is comparatively new, having originated with me, a description is here given, which will enable any skillful sheet-iron worker to make one (see figs. 9 and 10): A, is the parlor side of the chimney-breast; B, the kitchen side; C, chimney-flue; D, kitchen fire-place, containing kitchen-stove; E, smoke-pipe leading from the stove through the throat-piece, into the chimney-flue; F, F, stove-pipe branches passing through the back of the fire-place, and connecting the smoke-pipe, E, with the radiator; G, interior section of radiator; H, face of radiator; I, partition within radiator. The draught is regulated by a damper, J, in the smoke-pipe E, between the branches, F, F, and is forced through the radiator as required. The radiator may be made of any size desired to fit the mantle-opening, and if neatly constructed of Russian iron, will be quite ornamental. The partition, I, is 5 inches wide, and extends to within 6 inches of the bottom at either side, has turned edges, and is riveted to the front and back. In use, to start the fire, a direct draught is made by opening the damper, J, after which it may be closed to turn the draught through the lower branch-pipe into the central part of the radiator, where it descends, passing the lower ends of the partition, I, into the side passages, where it ascends and enters the upper branch-pipe, leading to the smoke-pipe, E. The bottom should have a collar to slide within the upright part, to facilitate cleaning when necessary. If there is no hearth-stone to set the radiator upon, the bottom may be filled with an inch deep of coarse plaster, which will make it safe even on a carpet. In setting the radiator, an inch or two of open space should be left between it and the chimney-back (just the thickness of the interior wall-plates of the mantle, against which the radiator should join.) Into the bottom of this space, air may be introduced from the outside of the house, through a two-inch pipe. The air thus let in becomes heated, and escapes around the margin, furnishing a pure healthful supply to the room.... Construction.—The estimate annexed, includes materials, and methods of construction similar to those described for Design II. The form and arrangement of this building admits of its being erected in sections; the central or main part may be first put up, and the side extensions added as means or necessity requires or allow. In localities where it is difficult to get dressed lumber, rough boards may be used for the siding, put on vertically, and battened, but in this case it would be practical to paint the cornices and other dressings only with lead and oil—using a lime-wash for the rough work. A durable wash may be made by slaking freshly-burned lump-lime in hot brine. This can be colored by adding dry-stainers as desired, and may be applied with an ordinary whitewash brush. Such work would greatly reduce the cost, and, if properly done, add a feature of rustic beauty, quite becoming in this class of building.

Estimate cost of materials and labor:

Fig. 7.—ELEVATION OF FRONT OF HOUSE.

Fig. 8.—GROUND-PLAN.

Fig. 9.—RADIATOR.

Fig. 10.-RADIATOR.

This plan is designed to answer many requests for a “cosey and homelike Cottage, suited to the wants of Mechanics and Laboring People, costing from $700 to $1,000.” It is best adapted to a westward frontage—with the hall, entrances, and porches protected from the north, but may be easily adapted to an opposite frontage by reversing the plan—placing the hall, etc., on the opposite side of the main house. The width, 21 feet, adapts it to a 25-foot village lot, leaving a side passage to the rear.... Exterior, (figs. 34 and 35.)—The style of any building is determined by the form of its roof; the steep and hooded style in this design accords fully with domestic feelings and artistic sentiments, and is growing in public favor for suburban structures. Compared with the usual Mansard style is more practical, less expensive, and serves equally well. The side-angles, porches, bay-window, cornices, and chimneys, each of simple construction, make up a pleasing variety of parts. All superfluous ornamentation is avoided. A too common fault prevails in villages, and even in the country, of building close up to the street lines. A clear depth of at least 20 feet in front should be devoted to a flower-garden, shrubbery, and vines, for flowers are proper accessories of cottage adornment, and architectural ornamentation can never compensate for their absence.... Cellar, (fig. 36.)—Hight of ceiling, 6½ feet. It extends under the front half of the building, giving an average area of 11½ × 15 feet—quite sufficient for ordinary requirements. It has two small front windows. A good ventilation may be had through the chimney; openings in the rear foundation allow a circulation of air over the unexcavated portion.... First Story, (fig. 37.)—Hight of ceiling, 9 feet; is divided into a hall, parlor, living-room, rear entry, and a closet. The Hall, entered from the front porch, connects through doors with the parlor, living-room, and rear entry, and contains the main stairs. The Parlor has a large bay-window in the front, opposite to which is a marble shelf resting on stucco trusses. It communicates with the living-room and hall. The remaining wall spaces are unbroken, for furniture and wall ornaments. The Living-room is a little larger than the parlor, has two windows, an open fireplace, a closet, and doors leading to the front hall, parlor, and rear entry. The rear entry is under the platform of the main stairs; is divided from the front hall, and is to be used as the common entrance. It has doors leading from the front hall, living-room, rear porch, and the cellar stairs. The parlor may be warmed by placing a radiator under the marble shelf, and passing the smoke-pipe from the living-room through it, as for Design III. The cost of such a radiator is $6.... Second Story, (fig. 38.)—Hight of center ceilings, seven feet; hight of side-breast walls, 3½ feet. The stairs leading to this story are made with a platform, placed three risers below the upper landing, which allows for the required head-room. The divisions provide for four rooms, a hall, and two closets; the large chamber has a double window in front, a marble shelf on the chimney-breast, and a closet; the hall bedroom is designed to be used in connection with the large chamber as a child’s room.... Construction.—The excavation for the cellar is made four feet deep, and for the rear foundation walls one foot. The loose earth is graded around the foundation at completion, leaving 1½ feet of the foundation exposed to sight on the outside. The foundation walls are of broken stone, laid in common mortar, 16 inches thick, and neatly pointed where exposed to sight, and are generally even with the framework on the outside. Provision is made for the cellar stairway by extending the adjoining walls beyond the inside of the frame to the hight of the ground, and finishing above with brick-work. The chimney is started with the cellar walls, and arranged with two continuous flues to the top. Side-openings are made under the cap by inserting 6-inch earthen thimbles on each side of the flues. The top courses of brick-work are laid across the entire chimney, making a solid and more lasting cap. Sheet-iron thimbles are put in the chimneys adjoining the parlor and front chamber. The framing, inclosing, flooring, etc., are done in a substantial manner, of materials indicated in the estimate below. Beams placed two feet apart from centers; rafters and studding 16 inches apart. The cornice-trusses are made of 2 × 4-inch timber, as shown in Design VI., and the shingling and gutters in Design V. Sash, 1¼ inch thick, glazed with second quality of French sheet-glass, counter-checked, and hung to iron balance-weights, with good cord. Doors 4-paneled each, for the outside and rooms in first story, and 1½ inches thick; all others 1¼ inches thick, moulded, with double faces. The main stairs has a 7-inch octagon newel, a 2¼ × 4-inch moulded rail, and 2-inch turned balusters, all of black walnut. The side-walls and ceilings of the two full stories are white-sand finished, on one coat of “laid-off” brown mortar. This is the favorite mode of plastering through the Eastern States, while in the neighborhood of New York two coats of brown mortar are usually applied. Where one-coat work is properly done, more hair is mixed in the mortar, increasing its strength. The same quantity of mortar is used as for two coats. The advantages claimed for the “one-coat work” are, a saving of one-third in labor, and obviating the delay for the additional coat to dry. All the wood-work usually painted, and the chimney-top, have two coats of best American lead and raw linseed-oil. For more extended remarks on painting, see article with Design XII.

Estimate of materials required, and total cost.

Fig. 34.—FRONT VIEW OF COTTAGE.

Fig. 35.—SIDE VIEW OF COTTAGE.

Fig. 36.—PLAN OF CELLAR.

Fig. 37.—PLAN OF FIRST FLOOR.

Fig. 38.—PLAN OF SECOND FLOOR.

This economical cottage has ample, convenient apartments for a medium-sized family, and is adapted to either a village or a more rural location. A 25 × 100-feet lot will contain such a house, besides the needed side alleyway to the rear. Those contemplating the erection of low-priced, tasteful cottages in duplication, either for selling, or by coöperation as in Building Associations, will find this plan suited to their wants.... Exterior, (fig. 39).—The front presents a graceful, trim, outline, with a neat and pleasant arrangement of openings. The Porch fits in an angle, with its steps projecting beyond the principal building, providing an appropriate entrance to the house. The large Bay-window is the most imposing feature of the front, is expressive of comfort and cheerfulness, and gives a good appearance and character to the whole building. The principal cornices are neatly trussed, and have such “spread” as gives a finished and bold appearance to the roofs. It has such proportions and genteel style, that if near a more formidable or costly residence, it would not disgrace it.... Cellar, (fig. 40.)—Hight 7 ft. Its outlines correspond with the ground-plans of the principal building; it is three feet below the general surface of the ground, and four feet above, and has an outside entrance door, three good sized cellar windows, two of which are in the front, and one at the side, contiguous to the coal-bin. It is accessible from the first story by a plain stairway. If desirable at any time, a pleasant basement room may be finished in the front part, at a small cost.... First Story, (fig. 41).—Hight of ceilings, 9½ feet. It is divided into three rooms of nearly equal size, with a Hall and two Closets. The Bay-window adds considerable to its area, making it the largest and pleasantest room. The Dining-room adjoins the parlor, and may be used with it as occasion requires by opening the folding doors. Each of these rooms has neat marble mantles, and opens into the front hall. The Kitchen connects with the dining-room, and is provided with a pantry, pump, sink, two windows, and an outside door leading to the rear yard. When houses are built on single village lots, it is usual to arrange for one “blank” side, as in this plan, but where more ground is allowed, it is desirable that openings should be made for at least one window in each story of this side, as they would add to the cheerfulness of the interior, and give a better appearance to the outside. Two windows are thus indicated by dotted lines, one for the dining-room, and one for the interior chamber, though the latter is lighted from the roof, as noted. It may be advisable even to put two other windows on this side of the house, for the outside general good appearance, or blind-windows may be put in at small expense, for the same purpose.... Second Story, (fig. 42).—Ceilings 8 feet high. The divisions are very simple, making four rooms, three closets, a stairway, and passage leading to each room.... Construction.—Reference is had in this plan to what is known in the trade as “piece-lumber”—the joists, wall-strips, boards, etc., being generally in lengths of 13 feet each. There is great economy in being able to use such standard lumber, without cutting to waste. Figure 43 shows how a neat, cosey cottage-frame may be cheaply constructed almost wholly of such 13-feet materials. But there is a decided preference for full chamber ceilings, and as the difference in cost would not exceed $60, it is best to make the house two full stories high. The principal frame is of 3-inch timber, with studding of 2 × 3 inch. This thickness of the frame-work secures some 220 feet more interior space to the rooms, than in the use of 4-inch timber, besides saving one-fourth of its quantity and cost. Ordinary 1¼ × 10-inch spruce plank are used for the frame-work, for the floors and ceilings. For the beams they are reduced to the depth of eight inches, and the 2-inch strips sawed off are used for shingling-lath. For the ceiling-frame of the second story, they are simply sawed through the middle, leaving each half five inches deep, and are all placed 16 inches apart from centers. One row of cross-bridging is put through the center of each tier of beams, and the center of the ceiling-strips are secured by hangers from the rafters. The Rafters are 2 × 4 inches, framed to rest on the principal plates, where they are connected with the ceiling-strips by spikes, preventing any settling or spreading of the roof. The Roof of the main wing is constructed with double pitch, corresponding with that of the main roof. The principal roofs are finished with shingles, and has improved gutters, described in Design V. The porch and bay-window roofs are covered with tin laid on smooth boarding.—The rake or pitch of roofs has much to do in giving character and finish to buildings. For ordinary roofs, when shingles or slate are used, the rise should be one-third the width of the building, as in this case, the rise is 4⅓ feet, for the width of 13 feet. This pitch is very pleasant to the eye, and easy of construction. In larger buildings, it is often desirable to secure more space or head-room in the attic, when the rise should be one-half the width of the building. We would never go between these two angles in search of a roof-line that would gratify good taste, or comport with any style, but deviations above one-half or below one-third may be made, as circumstances indicate.—Circular openings covered with blinds, in each gable, give free air circulation between the ceilings and roof. Every dwelling should have some way of readily reaching the roof from the inside to clean the gutters, repair the roof or chimneys, and in case of fire in the house or in the neighborhood. An opening is made in the ceiling of the middle chamber (fig. 42) over and just inside the door, and thence through the roof. This is neatly boarded around its sides, forming a “well,” and is covered at the top with a sash, sloping with the roof, hung so as to be easily opened and closed by a cord from the inside. This provides for light, ventilation, and a scuttle in combination. A sash, hung on center pins to revolve, over the door of this room, transmits light from the skylight to the second-story passage and stairway, and supplies ventilation.... The mason’s work is complete and substantial in every part. The foundation walls, piers, and chimneys, are of hard brick and mortar; the plastering is two coats of brown mortar and a hard finish.... Heating.—Only two fires are required at any time to make the principal rooms of this house comfortable. The parlor, and chamber immediately above it, are warmed through a heater placed in a parlor fire-place. The dining-room has a radiator fitted in the opening of the mantel, and connected by 5-inch pipes through the fire-place back with the kitchen stove.

Estimate of materials and cost:

Fig. 39.—ELEVATION OF FRONT OF HOUSE.

Fig. 40.—PLAN OF CELLAR.

Fig. 41.—PLAN OF FIRST FLOOR.

Fig. 42.—PLAN OF SECOND FLOOR.

Fig. 43.—MANNER OF FRAMING.

The plans here given are similar in many respects to Design XI., and are somewhat larger, but can be built for very nearly the same cost.... Elevation, (fig. 50).—The front is irregular, having an angle, which narrows the parts, supplies more vertical lines, and adds to their length comparatively. These are important features, imparting a graceful appearance, and influencing the entire character of the house.... The angle affords ample room for the piazza, which can be built for much less cost than when its three sides are exposed. The next attractive features of the front are the bay-windows below, and double windows above, with the balustrade and hood so proportioned and arranged that they conform with each other with pleasing effect.... Cellar, (fig. 51).—The Foundation Walls are of hard brick laid in mortar, 8 inches thick, and 7 feet high. In localities where the foundation rests on loose sand, care should be taken to provide a bedding, laid 4 inches below the cellar bottom, 16 inches wide, of brick, or better, of large flat stones. Still greater care should be bestowed on the bedding for the chimneys and girder supports, for they sustain the greatest proportionate weight, and any settlement of these parts will cause a depression of the floors, disarranging the whole house, and become an immediate and continuous source of anxiety and expense. The Area in the rear is built of hard brick and mortar, with blue-stone steps and coping. Blue-stone sills are provided for each of the cellar windows.... First Story, (fig. 52.)—The interior arrangement of the plan will be appreciated as making the best possible use of the room. The Front Hall is wider than is usual in houses of this character. The Stairs are arranged with the “quarter circle” about midway of their hight, which brings the niche down where it becomes an important feature of the hall. The three principal rooms, the parlor, dining-room, and kitchen, can be entered from the hall. The latter two rooms have doors leading to the lobby. The Lobby is built of 4½-inch tongued and grooved ceiling-boards, with sashes made to swing. A Shelf, 1½ feet high, and another just above the sash, give sufficient frame-work to fasten the center of the boarding; the ends are nailed to the sill and plate; these shelves will be found useful for many purposes. Attached to the lobby, and built with it, is a good-sized Pantry (P), for the dining-room. The Kitchen is provided with a closet at the side of the chimney, a sink, with small closet underneath, and a direct communication to the cellar stairs under the hall stairs. The window in the side of the dining-room may be omitted, if the house is in a village and joins another, but this is desirable to give abundant light in this, which is really the living-room of the family.—The method of heating indicated in Design XI. is applicable to this plan.... Second Story, (fig. 53.)—The peculiar manner of constructing the Stairs brings their landing nearly in the center, so that hall space sufficient only for four doors is necessary, leaving almost the entire floor to be laid off into rooms. The heavy lines show the most simple method of dividing this story into four rooms. Should another room be desirable, it can be taken off from two rooms, as shown by the dotted lines. In this case, another window may be inserted as indicated. Every one’s experience will suggest that there can not be too many closets, and we have added one to every room in the house, except the parlor.... Construction.—The bill of timber appended indicates a “regular” Frame. It is a great satisfaction and saving to have the timber properly “laid out,” and framed by, and under the immediate direction of a master mechanic, so as to be quickly and substantially raised. Four good carpenters would easily frame all the timber in this house in two days, and raise it the next day. At least one man of well-known ability and experience as a mechanic should be with and take charge of those employed to build a house. It is not economical for one about to build a home to trust such work to the caprice of an inexperienced man, who has “helped” around some job, until he has learned the name of tools, but who has no positive knowledge of the trade, and could not for his life “lay out” the corner-post for a two-story house, yet is shrewd enough to screen his deficiencies by suggesting “balloon,” or something indefinite, that requires little or no skill. It sometimes happens, in localities remote from large cities or large towns, that persons are obliged to do with make-shifts, to get a home at all. It was such a condition of things that led the well-disposed pioneer of the West to adopt the method called “Balloon framing,” which is really no framing at all, and required no skill to get up a kind of home acceptable under such circumstances. But wherever skilled labor may be had, it is ridiculous to see a gang of intelligent(?) mechanics standing up pieces of diverse lengths, and propping them in a vertical position with rods running every way as braces, not one of which can be removed until the upper ends are secured by ties of some sort. A good frame in a house is equivalent to a good constitution in a man, and is of vital importance; it need not be clumsy or overloaded, but should at least have the merit of being able to stand alone.... Painting.—The principal object in Painting should be to protect and preserve the materials used in construction, as also to give a good appearance. All exterior wood-work, though executed with the greatest care and in the most substantial manner, if left exposed to climatic influences, is very soon destroyed. It is economy to use only the best lead and linseed-oil in painting exterior wood-work. They will outlast all other compounds, present a better appearance, and in the end furnish a much better foundation for future painting. The difference in cost between the best materials and the imitations, for painting the exterior of a house built on these plans, would not exceed $12, and the cost of labor would be just the same in either case. The first coat or “priming,” should be put on with the greatest care, so as to thoroughly cover and close all the pores in the exposed surface. All window and outside door frames, corner-boards, window-caps, water-table, and stoop-flooring, should be primed before setting, especially their edges, where joinings require to be made, as it will be the last opportunity to do justice to these parts, where moisture is liable to collect and remain. When priming is well done, it is best to let the building stand until thoroughly dried, both inside and out, before adding the second coat. It must be evident to any one that much of the water used in the plastering must percolate through, and thoroughly saturate every part of a house. Sufficient time should be allowed for this moisture to pass off, and the whole house to become dried out.... The nails should then be “set,” which will tighten up permanently all the laps in the siding, after which the work should be properly puttied, and the second coat applied. Autumn is the best season to paint, after the extreme heat has passed, and insects have disappeared; the process of drying will be slower and more perfect, with less waste by evaporation, leaving a smooth, solid surface. I am often asked “what color to paint?” Notwithstanding much has been said against white for outside painting, and realizing that there are many cases where white would not be suitable, or thought of, yet I believe that for suitability and good taste, in nine cases out of ten, very light colors, or pure white, are indicated. I have known instances where much time has been spent to discover a suitable color for a house, where nearly all the different pigments were drawn from, and after much mixing and testing, the result has generally been an unknown and unnamed shade, as if everything depended on some sentimental “blending with the background,” or in other words, painting the house out of sight. As a rule, paint so as to best reveal the true character of the building, and this is best done when the colors afford the foundation for the natural shadows that result from the true and actual projections. For the body and trimmings are suggested a light “Dorchester” gray; roofs, graphite-black; sash, coach-black; blinds, “chocolate.”

Cost.—The following items, prepared with care, embrace the full bill of materials and labor required in the construction of this house, together with their present cost in the vicinity of New York:

Fig. 50.—ELEVATION OF FRONT.

Fig. 51.—PLAN OF CELLAR.

Fig. 52.—PLAN OF FIRST FLOOR.

Fig. 53.—PLAN OF SECOND FLOOR.

These plans were designed for a genteel cottage adapted to thickly-settled localities, where the increased value of lands make it necessary to reduce the area, and build upwards. Several houses constructed from these plans in this vicinity are admired for their convenient accommodation and cheerfulness.... Exterior, (fig. 54.)—The Foundation extends four feet above ground, giving a desirable altitude to the whole building. The front is enlivened by the numerous window and door openings, the several projections of piazza, dormers, and cornices, and the variety of the materials used. The dressing of the several parts are of simple designs. The projections of cornices, etc., should always be self-sustaining, yet while this is true, there is sure to be a fancied necessity for some apparent support obvious from the outside. Such supports require special treatment, with a view to their proper form and proportion, and should be sparingly applied, giving to each one its distinct place and purpose. Brackets of neat pattern are often crowded so closely together as to cheapen and destroy their beauty, and overload the cornice, thus reversing their legitimate purpose as supports.... Cellar, (fig. 55.)—Hight of ceiling 7 feet; it extends under the main house only. Its hight above the ground gives an opportunity for good-sized window openings. If desired at any time, an airy and light work-room or laundry can be made by dividing and flooring a part of this story at little cost.... First Story, (fig. 56).—Hight of ceiling 10 feet. It has a hall running through the whole length of the main house, with entrances from both front and rear. The parlor, dining-room, and kitchen, are all good-sized apartments, and pleasantly arranged. Double folding doors are provided for the front entrances and from the hall to the parlor, and sliding doors between the parlor and dining-room. A bay-window adds materially to the size and pleasantness of the dining or living-room. Each room has an open fire-place; the kitchen has a pump and sink, with the usual supply and waste pipe connections. The rear stoop is roofed, and has a portable enclosure of light ceiling boards, to be used in severe weather.... Second Story, (fig. 57.)—Hight of ceiling 8½ feet. The divisions of this story are simple—giving a hall, two large chambers, with passage between, two hall rooms, and two closets.... Construction.—The estimate given provides for foundation of broken stone, laid and neatly pointed with good mortar; the stone exposed to sight on the outside to be “semi-dressed.” Blue-stone, or other suitable stone obtained most readily, are used for the sills of cellar windows, for the steps, and wall coping of the cellar entrance. The principal timber is of seasoned spruce or pine, thoroughly framed, raised, and secured. The “framing-in” of braces is too frequently omitted—cutting them “barefoot,” and spiking, being substituted. The latter does very well where the frame is strongly sheathed over, and the outer siding applied afterwards. The sheathing aids largely in stiffening the frame, but should not be relied on to the exclusion of the necessary braces to square up the frame, and prevent the swaying which often happens unobserved, to be discovered when too late to remedy it. Laxity in the matter of bracing has led to frequent errors as to their proper place in the frame. When framed in they are invariably placed in the upper angles under the ties and plates, adjoining the posts, and when barefoot they should be put in the same angles; never, as is frequently done for convenience, in the lower angles, nor on the sills. A moment’s reflection will convince any one that if the right angles along the principal frame are rigidly maintained, displacements will never occur, except, as rarely happens, the whole is bodily raised from the foundation by a hurricane. The most reliable angles are those formed by the tie and post connections, because at these points the posts are tenoned and mortised together, and secured with hard wood pins. Those least reliable are at the foot of the posts, adjoining the sills, where their connections are secured only by the weight of the upper frame. Braces placed in the latter angles serve only as fulcrums to endanger the frames when tested by ordinary winds; but if the former or upper angles are made positive, by having substantial braces in them, the severest gales may be defied. The siding is of narrow, clear pine clapboards, laid on “thicknessed” sheathing. The Mansard part of the main roof is covered by 8 × 16-inch slate—the piazza, bay-window, kitchen, stoop, cornices, window, and deck roof with IC. charcoal tin—all laid on hemlock boards. Tarred felting is spread under all siding and slate. The first and second stories are fully completed inside; the attic is floored, but otherwise unfinished, but may be divided at any time into rooms as shown for the second story (fig. 57). The interior plastering is three-coat work, on seasoned lath. All sash are four lights, and hung to balance-weights. Blinds are properly hung (outside) to each window. All wood, tin, and brick-work, usually painted, has two coats of best lead and oil-paint, with stainers to suit the owner’s taste. The choice of colors for the exterior is frequently canvassed during the construction of these buildings; often some person of taste (?) decides by “warming”—adding red and yellow, until, by the preponderance of these stainers, the most sombre and dismal colors are produced. The most appropriate and pleasing shade for the body of this class of house is a light gray; for the trimmings, dark gray; for the sash, burnt sienna; for the blinds, chocolate. The tin roofing should match the slate in color. Red colors should be sparingly used, or omitted altogether.

Estimate of materials required, and total cost:

Fig. 54.—ELEVATION OF FRONT OF HOUSE.

Fig. 55.—PLAN OF CELLAR.

Fig. 56.—PLAN OF FIRST FLOOR.

Fig. 57.—PLAN OF SECOND FLOOR.

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:

Fig. 62.—FRONT VIEW OF HOUSE.

Fig. 63.—FIRST STORY.

Fig. 64.—SECOND STORY OF MAIN BUILDING.

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:

Fig. 73.—VIEW OF EXTERIOR OF A SOUTHERN HOUSE.

Fig. 74.—CELLAR AND GROUND PLAN.

Fig. 75.—PLAN OF FIRST FLOOR.

Fig. 76.—PLAN OF SECOND FLOOR.

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:

The following detailed estimate of the cost of windows and doors, “complete,” are given in explanation as to what is included in the foregoing and other lists, viz.:

Where there are an equal number of each class, I should put their cost at $11.23 each, and where the second class preponderates, as is usually the case, the average price is reduced accordingly:

It will be noticed that the item for Base is included in above estimate for doors. The figures (22 feet) are an average per door, deduced from careful calculations, and are introduced here for the purpose of aiding any one in readily making up an estimate for a whole building.

Fig. 81.—ELEVATION OF FRONT OF HOUSE.

Fig. 82.—PLAN OF CELLAR.

Fig. 83.—PLAN OF FIRST FLOOR.

Fig. 84.—PLAN OF SECOND FLOOR.

These plans were designed for a convenient and comfortable Farm-house in the American style, comprehending the most economical and practical methods of construction. The size and shape of such houses should be made to conform to the requirements of those who are to occupy them. Unlike the villager, the farmer has ample road front, and his house should be so arranged as to secure the most pleasant outlook from the living rooms. For many important reasons a farmer’s house should be set back from the highway at least 75 feet, 200 feet is much better. Everyone appreciates a nice lawn in front of a country home, through which inviting approaches lead from the road entrances bordered with flowers, and where space is allowed for shade trees and shrubbery. The width of country roads when first projected is usually limited to 50 feet. There is no certainty, however, that an increased width or the straightening of a roadway will not be demanded at any time and such contingencies should be provided for. Other considerations require but a moment’s thought to convince anyone of the desirableness of an ample front lawn.... Exterior, (fig. 85.)—Farm houses usually stand disconnected and apart from other buildings, and should have outlines that will best adapt them to the conditions that are otherwise manifest in the location. This plan is intended for an eastern frontage, where it would face the morning sun, when the principal and broader portions of the building, at the right, would be doubly valuable as a shield to ward off the northern winds from the parts of the house most used by the occupants. (By reversing the plan it would be equally adapted to the opposite, or easterly side of a road.) It is intended that the body of the house shall be set at least two feet above the ground; this gives opportunity for good-sized cellar-windows, that will admit light, and afford good openings for cellar ventilation, and also secure the frame-work of the building against moisture from the ground. Such moisture, if allowed, will cause decay of the sills and other principal timbers, and is sure to percolate upward into the house, filling it with unwholesome vapors. The variety of the general outlines as shown in the elevation are calculated to impart a cheerful and lively appearance always desirable in a country home, and very pleasant to the passer-by. The ridged roofs, with their spreading gables and ample projections, are features of frankness in which there is no attempt at concealment or imitation. The bay-windows, wide entrance, and spacious piazza, are each expressive of liberality and refinement. The extreme simplicity of the details, and methods of construction, devoid of all ostentatious display, clearly express the purpose of the building, and commend it to the consideration of all who are interested in rural house building.... Foundation, (fig. 86.)—In most locations stone are abundant; our estimate comprehends the building of the foundation-walls of rough, broken stone, laid in coarse mortar, and neatly pointed where exposed to sight. Any man who is at all familiar with the most ordinary stone-work, such as building “wall” fences, could build these foundations acceptably; they should be laid up 18 inches thick, and flush with the outside of the frame-work of the building. Our plan shows a cellar under the central part of the building only, which should be 7 feet deep; this cellar will be found sufficiently spacious for the uses of most families, but may be enlarged if desirable. One of the “wise sayings” we heard in youth was, “always build your cellar under the whole house.” Unless there are ample cellars under the barns, the house-cellar is never too large. In this case, it will be but little extra cost and labor to take out the earth, and carry the foundations down. The walls provided would do most of this, and then we have ample cellars for all wants, and have room to partition off fruit and vegetable rooms, the former of which need to be much cooler than the latter, if one would keep fruit well. The side-walls of the area are built of the same materials as the cellar-walls, with the stone steps inserted while building. The foundations shown on the plan where no cellar is required, are built of the same materials, laid in trenches, which have been excavated 18 inches wide, and 2 feet deep. The chimney foundations should be started and laid up with the other walls. A very effectual ventilation may be provided from the cellar by arranging an opening that shall lead to the left-hand flue of the kitchen chimney; this flue will be warmed by contact with the range when in use, and a strong draft will be made, which will exhaust the damp, foul odors so common in deep cellars. It will be observed that the cellar is protected from the extreme changes of outward temperature by the walls and spaces at each side, and by the partial coverings in front and rear.... First Story, (fig. 87.)—This story is divided into three large and three small rooms, and hall. By this plan, the kitchen is intended as the living-room of the family, and is so arranged as to be the most convenient and pleasant room in the house; has large windows front and rear, which will admit an abundance of light, and afford an outlook each way. A large range is placed in the fire-place, with a water-back connecting with the boiler in the laundry. The clock and lamp-shelf is placed on the opposite side of the room from the fire-place: should never be over it. Adjoining the kitchen, and connected with it, is a pantry, containing shelving, drawers, and a wash-tray, with cold and hot water. The Laundry, or work-room, is arranged to connect directly with the kitchen and pantry, and leads to the rear outside door. This room is fitted up so that the principal kitchen-work may be done in it, with great facility, and with few steps, and contains a closet, sink, pump, wash-tubs, tank, and boiler. The hight of the ceiling in this room is 10 feet in the clear. The Tank (not shown in the drawings), is situated close up to the ceiling, above the pantry door, is 8 feet long, 3 feet wide, and 2 feet deep. The boiler is of copper, 40-gallon capacity, and is placed directly in the rear of the kitchen chimney. The sink and wash-tubs are shown on the plan, and are to be provided with cold and hot water. The force-pump is placed next to the sink, under the tank—by this method but little plumbing is required, and a very perfect and satisfactory arrangement is secured. The boiler keeps the temperature of this room sufficiently warm to prevent damage to the pipes from frost. The Bedroom also adjoins the kitchen, and has a closet for clothing, and two windows. The principal Hall, included in the central building, is entered through large double doors from the front piazza, and connects through doors with the parlor, kitchen, and back passage, and contains the principal stairs, which are of easy “platform” construction. The Parlor has a large bay-window, marble mantle, and adjoins the library through large sliding-doors. The Library has a marble mantle, and closet, and connects with the back passage at the rear of the principal stairs. The Front Piazza has its ends sheltered by the projections at each side, and is arranged to require but two columns. If desirable at any time, a part of this piazza can be enclosed with sash at very little expense, which would provide a very convenient conservatory for plants and flowers. The rear “shed” is provided with a roof and columns, but has no wooden floor. It is intended that the grounds around the rear of the central building shall be graded well up, say within a foot of the rear door-sills, so as to require but a single step, or large flat stone, to each door. The outside cellar doors would be made to lay even with the final grade, and hung to the coping-stones of the area-walls, and the remaining space paved or flagged with stone. When once properly done, the finish of this character will last a lifetime without trouble, while wood-work could never be satisfactory, and would often require renewal. Whenever the cellar doors are opened, they are hooked up against the columns, where they form a railing, or guard, to prevent the usual danger of an open hatchway.... The Second Story (fig. 88), has a hall, four large and three small chambers, with four closets, and stairway leading to the attic. Each of the large Chambers has two windows, and a ventilating register in the flue of the chimney adjoining. All these rooms have full hight ceilings, and are not so close to the roof as to be affected by their absorbed heat of summer, but have complete square ceilings, with large air-spaces between them and the roofs. The Attic of the principal building is completely floored, and has windows in each gable or pediment, and may be used for storage, drying clothes in stormy weather, and for many other purposes.... Construction.—The estimate appended indicates the kind and quantity of materials used, which will be found to be such as are now most generally adopted for buildings of this character. The work is very simple, and may be executed by the simplest methods. Information concerning the application and uses of the “felting” may be found in Design XI. We have before suggested that “there are circumstances that would justify the building of one part of a house first.” Should it be desirable, the central portion of this house could be built first, and would be found quite sufficient as the dwelling house of a small family, and the remainder added afterwards as required.... Estimate.—The following estimate has been carefully compiled, and may be relied on for quantities, etc. Prices vary in different localities, but the figures here given form a good basis of calculation:

Fig. 85.—FRONT ELEVATION OF FARM HOUSE.

Fig. 86.—PLAN OF CELLAR.

Fig. 87.—PLAN OF FIRST STORY.

Fig. 88.—PLAN OF SECOND STORY.

This plan of a suburban, or a country house, has all the advantages of the square form—providing convenient, commodious interior apartments, and has a simple, expressive outside dress, that compares favorably with more pretentious, expensive dwellings.... Exterior, (fig. 89.)—The outlines of the main building are rounded and compact, indicating completeness and solidity. The front tower-like projection is a central and distinctive feature, around which the other parts are symmetrically balanced. The Porch and roofed balconies are simple and neat. The main roof, a new modification of the “Mansard roof,” is a conspicuous part, giving an expression of strength and unity to the design. The main cornice has full projections, with neat solid trusses, and is separated into sections by the chamber windows, giving relief from the monotony and depressing effects usual in all continuous horizontal lines. All the second story windows of the main building have projecting hoods appropriately interlaced with the principal roof work, securing pleasant shadows to those parts, and imparting a marked finish and variety. The dormer windows are triangular, and are placed immediately above those of the lower stories, prolonging the vertical lines of openings, to which they form a fitting termination.... First Story, (fig. 90.)—Hight of ceiling, 10 feet. The usual front hall is dispensed with, and the stairway is placed where it is more convenient and accessible, and is not a conductor of cold drafts through the house. Many think it necessary to have stairways share with the parlors the most valuable and conspicuous position; they should more frequently be placed in some subordinate relation, without seeming to control the general arrangement. The entrance from the front porch is through double doors to the vestibule, and thence to either the parlor or family-room. Side doors lead to the pleasant and shady front balconies. The Parlor and Family-room are of equal size, and may be used as one spacious apartment by opening the sliding doors. The Dining-room is pleasantly situated, and opens into the family-room, rear entrance, and hallway. It has one large bay-window, and two plain ones, an open fire-place, and a dish or china closet, c. The Kitchen is isolated, relieving other rooms of its noise and odors, is convenient to the dining-room, cellar-stairway, and rear entrance, through the rear lobby, and has an open fire-place, closet, and large pantry, range, boiler, sink, wash-tubs, and the necessary pipes for water. The hall is central, accessible from the parlor, dining-room, and rear entrance, and is thoroughly lighted and ventilated by the window at the head of the stairs.... Second Story, (fig. 91.)—Hight of ceiling, 8 feet. This story contains a hall, four good-sized chambers, with closets, and two windows to each. The Bath-room has bath-tub and seat. A Conservatory connects through sash doors with the two front chambers.... Attic, (fig. 92.)—Hight of ceiling, 8 feet. The stairs to this are placed immediately above those to the second story, are ceiled in, with a door at the bottom. The rear portion is finished on a line with the two chimneys, into two bedrooms and a hall. The front portion is floored, but otherwise left unfinished as an open garret, valuable as a play-room for the children, a clothes drying-room, and many other purposes.... Construction.—The Foundation, of hard brick and good mortar, is shown by the Cellar plan, (fig. 93.)—It shows four feet above the grade in front, and, if desirable, may show one-half that hight in the rear. There is usually sufficient earth taken from the cellar excavations to give such desirable grade as shall turn off all water from the immediate grounds and walks. The chimneys are also of hard brick, are independent of the foundations, and are carried up perfectly plumb to the roof, where they are finished with neat bases and caps. The central position of these chimneys is proof against cold-air openings at their sides, and insures saving the heat radiated from them. It is impossible to prevent cracks from appearing along the sides of chimneys in frame buildings, and when these cracks communicate directly with the outside covering, they often admit much cold air.—The principal frame is 20 ft. high, substantially constructed, as indicated by the upright section (fig. 94). The main plates are in line with the beams of the attic story, and the roof-purlins are 8 feet above them. The side-rafters are 12 feet long, fitted and spiked to the purlins and plates, with their lower ends extending 2½ feet down from the latter in a continuous line. Rough brackets connecting the rafters with the upright frame-work, forming the foundations or frame of the principal cornice. By this method of extending the rafters downward instead of upward, the desirable hight and proportion of roof are obtained. The exposed surfaces that require siding are reduced from the usual hight of 22½ feet to 16 feet, and the cornices are more substantial and less complex. The siding, roof-boarding, slating, and trimming are done in the usual manner. The gutters are laid in with the slate, as described in Design V. The hoods and dormer windows have slate coverings, interlaced with the principal roof, with joinings and flashings of sheet-lead. The following estimate provides for the thorough completion of the building in an appropriate and substantial manner.—Estimate:

Fig. 89.—FRONT ELEVATION.

Fig. 90.—PLAN OF FIRST FLOOR.

Fig. 91.—PLAN OF SECOND FLOOR.

Fig. 92.—ATTIC.

Fig. 93.—PLAN OF CELLAR.

Fig. 94.—SECTION.

This plan is designed to meet the wants of a large class residing in the country, or smaller villages, who are not only directly interested in agricultural pursuits, but who have also some professional or official vocation, such as: Physicians, Lawyers, Justices, Notaries, Clergymen, etc. They require in connection with their residences an apartment adapted to their special callings, that shall in no way interfere with their domestic arrangements, where all persons making business calls may enter without feeling that they are intruding on the privacy of the household.... Elevation, (fig. 95.)—The exterior outlines and dress of this plan are a fair representation of the prevailing styles of American rural house architecture, in its most genteel and practical forms. There is a manifest propriety in the strong and decided features of the exterior finish of this example, wherein each part has its distinctive characteristics of utility, harmony, and truthfulness—a combination that never fails to please even the most tasteful, and it may therefore be regarded as the real basis of beauty. We frequently meet with oddly-proportioned country houses, evidently constructed with a sole regard to utility, that present a stunted and cadaverous appearance, having been shorn of their beauty through a mistaken idea that economy precludes the least indulgence in taste. Good taste only demands that every separate part of any building shall be in harmony with the whole, and this feature of harmony is not so much a subject of expense as of expression, being a result of mode rather than the matter of construction. The materials necessarily required for any building assume shape and expression according to the methods of their application, and they may be applied in disproportion, so as to be of permanent disgrace; whereas the same materials properly and intelligently used, with a like expense of handling, develop into proportionate and expressive forms of elegance and grace. A building constructed as indicated by these plans presents a pleasing appearance from any direction, each face being broken by wings or other projections, which give relief from the formalities of a large, flat surface. From the front there is an expression of completeness indicating full provision for comfort, and an air of contentment. From the sides are presented to the best advantage the more extended surfaces, including the large corniced gables of the principal building, the rear wing, and other projections. The rear has an equally finished and satisfactory appearance.... The Cellar (fig. 96), is the full size of the ground-plans, with a clear hight of 7 feet. The five cellar windows are placed where they will admit light to every part. An outside entrance is under the rear lobby, and a stairway leads directly to the kitchen.... First Story, (fig. 97.)—The arrangement is very simple and convenient, comprising good-sized hall, parlor, living-room, kitchen, office, study, five closets, and two stairways, with ceilings 10 feet high. The Parlor is pleasantly situated, has two front windows opening directly to the piazza, from which they derive shade and protection. The Dining or living-room opens into the hall, parlor, and kitchen, and has two closets. One end of this room is octagonal, and extends 6 feet beyond the face of the principal, with three windows, affording a pleasant outlook. The Kitchen adjoins the dining-room, has two closets, is fitted up with a range, sink, and wash-tubs, and is conveniently connected with the cellar and with second story by private stairways. The Office is entered from the front porch, and is in direct communication with the principal hall, has a good-sized closet from the space under the principal stairs, and has a private room or Study.... Second Story, (fig. 98.)—This is divided into four commodious apartments, beside a hall, bath-room, and the necessary closets, and has ceilings 8 feet high in the main building, and 7 feet in the rear wing. The Bath-room is provided with a seat-closet and bath-tub. An inclosed stairway leads to the Attic, where two or more bedrooms may be finished, besides leaving space for garret purposes. The tank placed over the ceiling of the bath-room is arranged to receive water from the principal roof, and is provided with an overflow pipe leading to the cistern.... General Requirements.—Full brick foundations are estimated for. Where coarse stone can be had, they answer as well, and at less cost, for the portions below ground; they should be laid even with the brick-work on the inside when finished. The wood-work is to be substantially constructed of good and sufficient materials throughout. The roofs of the piazza, stoop, bay, lobby, and window caps, are covered with charcoal tin, and in each case an allowance is made for a “flashing” of 6 inches in width to turn up behind the siding, to prevent leakage. The principal and the two wing roofs are each covered with dark slate with ridge plates of zinc. The gutters are to be those described for Design V. The joinings of the wing-roofs against the main building are made perfectly tight by laying in, against the building, right angle strips of zinc or tin “flashing,” with each course of slate before the siding is put on. Slate is unquestionably the best material for such roofing when the form of roof will admit of its use; its cost is the same as for good tinning, and about 2 cents per square foot in excess of pine shingles; when once properly done, will last for centuries; it is fire-proof, and the water from it is much purer, an important consideration when rain and cistern water is used for cooking or drinking. Its color and appearance are agreeable—in fact roofs of other materials are often painted in imitation of slate from choice.... The most expressive portions of any buildings are their projecting cornices. As a rule, for houses of this style, such projections should be one inch for every foot of their hight from the foundation. And the same rule will apply to every detail of the exterior finish; for example, as in this case, the principal building being 22 feet high at the plate, the principal cornices should project 22 inches; the piazza being 11 feet high, its cornice projects 11 inches; the windows, 6 feet high, have caps projecting 6 inches, etc. By this simple rule, all such projections may be readily determined, and thus secure perfect proportion and harmony of parts.... The inside plastering is “three-coat work.” All side-walls should be continued down close to the floor, to prevent the passage of air or sound. Care should be taken to make the walls straight and true, with the second coat of “browning,” for the last or white coat, though applied in the best manner, can never overcome malformations in the body of the plastering; on the contrary, the finer the finish of last coat, the more visibly will such defects appear. In the concluding estimate, 28 cents per yard is allowed for the cost of plastering, which is ample, as shown by these calculations for 100 yards, viz.:

In some localities, a practice prevails among masons of including in their measurements of plastering one-half of the openings of doors and windows, which is obviously unjust, and a frequent cause of dispute. Such openings will average at least 2 yards each—in this house would aggregate 50 yards—and in every case should be deducted, unless otherwise agreed previously.—Estimate:

Fig. 95.—ELEVATION OF HOUSE, WITH OFFICE ATTACHED.

Fig. 96.—PLAN OF CELLAR.

Fig. 97.—PLAN OF FIRST FLOOR.

Fig. 98.—PLAN OF SECOND FLOOR.

This plan will be recognized as comprehending the general characteristics of those given in Designs XXI. and XXVI. It is designed to be constructed of similar materials, with a like variety of pleasing and decided outlines, and to give an equal amount of accommodation and convenience. The division and arrangement of the several parts, however, are entirely changed, being especially intended to meet the requirements of a location having a western frontage. Location is an important consideration, involving many questions of adaptation, that should always guide to the selection of such a plan as will express a natural fitness for the situation, and truthfully indicate its purpose.... Exterior, (fig. 99.)—Only two feet of the foundation-walls are exposed to sight, which brings the frame-work of the building quite near enough to the ground. The surface of the earth surrounding such buildings should have a grade of at least one-half inch to the foot, for the distance of 50 feet in every direction, to insure the turning away of all surface water from the walks and grounds. Another good result derived from such grade is the additional altitude given to the building, imparting a much better appearance. The general outlines of the elevation are very simple, devoid of all pretentious ornamentation. The wide frontage, the large and numerous openings, and ample roofs, are each expressive of frankness and hospitality, eminently befitting the home of the farmer. The front Porch is unusually wide, and arranged to have large columns, and stationary seats at either side. The Bay-window has square projections, instead of octagonal, which are equally appropriate in this case, and less costly. The cornices of the principal building project 20 inches, and those of the wing 16 inches, and both are provided with scroll-sawed trusses. The chimney-tops are large, and heavily capped. The same general finish, as is shown on the front, is put on the sides and rear, so that the building presents an equally complete and satisfactory appearance from every direction. Buildings of this character should be set back from the street line at least 50 feet—150 feet would be much better—to give room for trees, shrubbery, and walks.... Cellar, (fig. 100.)—The plans provide for a cellar under the principal building only, which gives a clear space of 22 × 25 feet. If desired, the space beneath the wing may be included at an additional cost of $65. The excavations for the cellar in the earth is 3 feet 8 inches deep; this allows the foundation-walls to be 7 feet high. The earth thrown out is to be graded around the building to the hight of 1½ foot, thus leaving two feet of the foundation exposed on the outside. Country houses are frequently set so low down as to be a matter of regret ever afterwards. There are constant accumulations of dust, and other matter, caught and held by the shrubbery and grasses, so that there is soon discovered a seeming growth of the earth upward around the house and immediate grounds, making it impossible to adapt the grades that are desirable. It is far better that foundations are a little too high than too low, for when too high, the approaches can easily be raised at any time with a few loads of earth; but when too low, there seems to be no cure, except to raise the entire building. The foundation-walls are designed to be constructed of broken stone, laid in coarse mortar, as more particularly described for Design XXI.... First Story, (fig. 101.)—Hight of ceilings, 10 ft. Entire floor measurement, 1,206 square feet, affording ample space for good-sized apartments. The several divisions have especial regard to comfort and convenience. The front hall, or reception room, is nearly square, of good dimensions, is entered from the front porch through double or folding doors, and adjoins the parlor and living-room, and contains the principal stairs. The Parlor is unusually large, is provided with windows in its sides, and has stucco cornices and centers in its ceilings, with an arched finish in the bay-window. The Living, or Dining-room, is commodious, pleasantly situated, with outlooks front and rear, and is easily accessible all around. The Family-room is large, connects with the dining-room and parlor, and is intended as a sitting or sewing-room. If occasion require, this room might be used as the bed-room of an invalid. The Work-room, or Kitchen, is conveniently arranged to have a range, boiler, pump, sink, wash-tubs, and pipes for cold and hot water, and adjoins the dining-room, a large pantry, and a rear entrance door, and has a private stairway leading to the second story, with a closet underneath. The Pantry is of ample dimensions, is conveniently arranged with shelving, and has a zinc wash-tray, with cold and hot water-pipes, and adjoins the kitchen, dining-room, and a china closet. The latter is useful for storing wares not required daily. The rear shed is paved, and the cellar doors are constructed as described for Design XXI.... Second Story, (fig. 102.)—Hight of ceiling, 9 feet in main building, and 8 feet in wing. Floor measurement, 1,276 feet, divided into 8 good-sized rooms, besides halls, closets, and stairways. The principal hall connects with each chamber in main building, and one room and passage in wing. The door between the principal hall and wing-passage may be closed at any time, cutting off communication at pleasure. The side, or “breast” walls, in the wing, are vertical 3 feet, and are continued upward at an angle of 45° to the ceiling, thus securing sufficient head-room. The bath-room is exactly above the kitchen, and contains a tank, bath-tub, and seat-closet, with pipes for cold and hot water.... Attic.—The stairs to this are over the first flight, and are designed to be neatly ceiled in with 4½-inch beaded ceiling-boards, with a door at the foot. Double windows in each gable admit sufficient light, and afford ventilation.... Remarks on Construction.—An insight into the character of this plan, is best had by carefully considering the materials and cost in the estimate added. We would urge the importance of good methods and workmanship in construction, without which all materials, however good or sufficient, can never produce good results. The old maxim, “whatever is worth doing at all, is worth doing well,” especially applies to building a home in which one is to spend a lifetime. This does not imply extravagance in any sense, only demanding such careful and intelligent application of the ordinary rules of construction, as shall insure substantial work, that will not be a continuous source of anxiety and expense. Any one of ordinary intelligence should be able to generally superintend the operations of the mechanics employed in constructing a farm-house. The following points are of the greatest importance. Carefully watch that the foundation-walls are substantially laid, and accurately leveled on their upper surfaces, so that the doors shall not strike the floor or carpets in opening, nor the tables, chairs, or other furniture be obliged to stand on three legs. The frame-work, when raised, should be plumb, so that all work on or in the building can be cut square, and applied without tedious fitting. The siding should be thoroughly “seasoned” in the open air before using, and carefully applied with close joints, and well nailed. The edges of all water-tables, corner-boards, and window-frames should be painted before setting. The shingles should be carefully laid, breaking their joints at one-third of their width, and double nailed. The flooring should be dry, close laid, and nailed with two nails to each beam. The partitions should be set with studding of selected widths; and their angles or corners should be anchored firmly together, to prevent the walls from cracking in those parts when finished. The chimneys should be carefully constructed; all joints between the brick-work should be surely filled with mortar, to prevent sparks from passing through to the frame-work. All mortar for plastering should be properly mixed, and allowed sufficient time (at least one week), for the thorough slaking of the lime, and a complete permeation of its caustic properties. Thin coats of plastering are better than heavy ones. A mortar that does not crack in setting or drying is sure to be good. The interior wood finish should not be commenced until the plastering is completely dried out, and all loose mortar is removed from the building. All wood-work usually painted should be primed as soon as in position. For more explicit remarks and sundry suggestions on painting, see Design XIII.

Estimate of Materials and Cost:

Fig. 99.—ELEVATION OF FARM-HOUSE.

Fig. 100.—PLAN OF CELLAR.

Fig. 101.—PLAN OF FIRST FLOOR.

Fig. 102.—PLAN OF SECOND FLOOR.

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:

Fig. 107.—ELEVATION OF FARM-HOUSE.

Fig. 108.—PLAN OF CELLAR.

Fig. 109.—PLAN OF FIRST FLOOR.

Fig. 110.—PLAN OF SECOND FLOOR.

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:

Fig. 111.—FRONT ELEVATION.

Fig. 112.—PLAN OF CELLAR.

Fig. 113.—PLAN OF FIRST FLOOR.

Fig. 114.—PLAN OF SECOND FLOOR.

Fig. 115.—MANNER OF BUILDING CORNERS.

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:

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.:

Fig. 116.—ELEVATION OF HOUSE.

Fig. 117.—PLAN OF CELLAR.

Fig. 118.—PLAN OF FIRST FLOOR.

Fig. 119.—PLAN OF SECOND FLOOR.

Fig. 120.—CORNICE, GUTTER, AND BARGE-BOARDS.

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:

Fig. 125.—ELEVATION OF HOUSE.

Fig. 126.—PLAN OF CELLAR.

Fig. 127.—PLAN OF FIRST FLOOR.

Fig. 128.—PLAN OF SECOND FLOOR.

Fig. 129.—MANNER OF BUILDING.

Fig. 130.—ANCHOR NAIL.

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:

Fig. 131.—MANSARD ROOF.

Fig. 132.—POINTED ROOF.

Fig. 133.—COTTAGE ROOF.

Fig. 134.—PLAN OF CELLAR.

Fig. 135.—PLAN OF FIRST FLOOR.

Fig. 136.—PLAN OF SECOND FLOOR.

Fig. 137.—PLAN OF ATTIC.

This plan of a large house provides ample and conveniently-arranged apartments, containing the most requisite of modern improvements, suitable to the requirements of a good-sized family. The general outline of the ground plan is nearly square—30 × 36 feet—securing the greatest economy in expense of construction, and embracing a liberal provision for comfort, and a suitable regard for appearances, without sacrificing one for the other. There is always a certain boldness in the exterior, or elevation, of a square double front, which no other style affords, expressive of substantial dignity. The two Bay-windows and Porch are united in construction, the porch having its ends partly sheltered by the projecting bay-windows, is a pleasant feature. The second story, attic, and cupola windows, have circular heads, with heavy dressing. The main Cornice is heavily trussed; the Cupola is large and roomy, and all are proportioned to make this house worthy of almost any situation.... The Cellar extends under the whole house, with walls of hard brick and mortar 8 inches thick, and 7 feet high, and should extend 1½ inches outside of the frame-work of the house, so as to be “flush” with the sheathing. The cross-walls, as shown on the plan, are of the same materials; all such walls should have “heading-courses” every 20 inches, and if in sandy bottom, a suitable bedding should be provided, as described for Design XII., which will insure a perfectly safe and satisfactory foundation. The Area walls should be made of hard brick, with stone coping and steps, laid in cement mortar. All chimneys should be started and laid up with the foundation, and the materials interlaced to bind them together; this will insure additional strength to both foundation and chimney. We recommend plastering, or “laying off” the ceiling of the cellar, with one coat of brown mortar, at a cost of $25, which would be a permanent benefit to the whole house, in preventing the damp cellar air from rising up through the floors and frame-work of the house. Such air is almost sure to be vitiated by decaying vegetable matter, and is the undoubted source of much disease. Another advantage derived from such plastering is the shutting out of rats and mice from the frame-work of the house, and lastly, it affords an opportunity of purifying and sweetening the cellar easily by (the simplest of all means) a coat of white-wash.... The materials used in the Frame are indicated in the estimate appended below. Sills should be framed for each cross and outside wall, so as to secure equal bearings, and allow for even shrinkages; and when put in position, they should be bedded in mortar, to prevent any inequalities in the bearings of the frame-work, to strengthen the foundation, and also to effectually shut out cold air from getting between the cellar ceiling and the first floor. All beams and studding are placed 16 inches from centers. The first tier of beams should be framed into the sills, and their tenons wedged from the outside, to “draw them home.” They should also bear upon the wall equally with the sill. All beams having a span of 12 feet and over, should have at least one row of cross-bridging of 1¼ × 3-inch “fencing.” The second and third story beams are notched over the ties, and spiked fast. The cupola posts rest directly on the center girts, and the principal roof-timbers are framed and secured to these posts. In this frame there need be no tendency to self-destruction, so common in large buildings, such as oblique or outward thrusts, or irregularity of bearings, but a perfect “repose” is secured to every piece of timber in the house.... The Bay-window frame-work (see fig. 140) is 1 inch less in depth than the principal sills of the house, to allow for the thickness of the boarding beneath them, so that the water-table, when put around the house may be in line. The distances given on the diagram of the bay frame may be relied upon as correct. “Bay-windows are apt to be cold,” is often said, but a sure preventive of such “cold” is easily secured by filling in between the beams and panels with dry sand, which will make them as tight as any other part of a house.—The character and quality of a house depends greatly upon the material and manner of SIDING. In our estimate we have provided for mill-worked sheathing, which should be put on diagonally, and thoroughly nailed to the frame, which will serve the double purpose of securing more warmth and strength than any “filling in” of brick, and is less expensive. A strip of the same thickness as the sheathing, and 2 inches wide, should be first nailed to the sill, close down to the masonry, to prevent the air from entering the joints of the sheathing, and following them upwards into the house. Tarred paper is next stretched over the sheathing, when the window-frames, water-table, and corner-boards should be set, and lastly, the novelty-siding put on, and double-nailed to each stud. The Windows are arranged for each sash to be hung, and all to have blinds. All windows above the first story have “circular heads,” with caps turned of 4-inch timber. The Keys shown on the elevation are sawed out at the back, so as to fit over the caps (not cut through them). This is much simpler, more ornamental, and does not impair or affect the solid head.—The roof projects 27 inches beyond the frame of the building, and is covered with IC. charcoal tin, laid and soldered in the best manner, on sound hemlock boards. The gutters of the main house are made as described for Design V.... The First Story plan (fig. 141) shows the general division of four rooms and three halls. The Entrance Hall, or Reception Room, is 7 × 12 feet. The Stairway Hall is also 7 × 12 feet. The Rear Hall is 7 × 7 feet. These halls are divided from each other by sash doors. The entrance hall is divided from the parlor and dining-room by large double doors. The advantages of dividing the halls in the manner shown will be obvious to any one when they consider how cold, windy, and cheerless most halls are. By this arrangement all drafts are prevented, either when opening the entrance door, or when passing from one room to another. The inside double doors may be swung open altogether, throwing the principal rooms of the lower floor into one spacious apartment, if occasion should require, for a large company, without altering to any material degree the temperature of these rooms. The stairway hall contains the principal stairs, which are of the easiest “platform” construction, so arranged that a more private stairway is entirely unnecessary. The rear hall is the common hall of the house, and is easily reached from every part. The Parlor is the largest room, has a bay-window, marble mantle, and fire-place heater, and is separated from the library by sliding doors. The Dining-room has also a bay-window, marble mantle, and fire-place heater, and is intended as the Living-room. It is conveniently connected with the kitchen, stairway hall, entrance hall, and has a good pantry (c). The Kitchen is separated from the dining-room by a single door, and in close proximity to the rear entrance and cellar stairway doors. It contains one large closet, range with elevated oven, warm-closet, and water-back, boiler, sink, and wash-tubs. The Kitchen should be wainscoted 3 feet high, with ⅝ × 3-inch ceiling-boards. The clock and lamp-shelf should be put between the closet and hall doors, and not over the range. The advantage of having the kitchen on the same floor with the dining-room must be apparent to every one.... The Second Story plan (fig. 142) is divided into four large chambers, a child’s bedroom, a bath-room, five closets, with a good-sized hall. The two Front Chambers are heated by hot air from the “fire-place” heaters of the first story, so that they are always comfortable in the coldest weather. For many reasons we prefer the fire-place heaters over any other. They take little room, are cheerful in appearance, easy of management, and economical, requiring attention but twice in twenty-four hours, if hard coal is used. Each heater will keep two ordinary sized rooms comfortable in winter, and are not unsightly in summer. Like any other device for heating, the perfect and satisfactory results depend altogether on the manner of setting them. In no case should a heater be expected to develop its full power when placed in a fire-place in so close proximity with the brick as to allow the hot air to strike against and be absorbed by them. The heater should be enclosed in a jacket of sheet-iron, having an 8-inch opening, and a collar at the top. Attached to the collar, and “built in” the chimney, should be an 8-inch tin pipe, connecting with the register-box in the second story. Above this box this flue should be entirely closed. The smoke-pipe should be 4-inch, and pass up through the 8-inch tin pipe to the register-box, where an elbow should be put on, turning the smoke into the side flue adjoining. The side flue should have no other side openings. The Bath-room has bath-tub, seat-closet, wash-basin, with cold and hot water faucets. Each chamber to the right of the hall to have wash-basins. These Chambers have marble mantle shelves, resting on plaster trusses, at an expense of $6 each, which answer the purpose that a $20 mantle would, and are really more cheerful and appropriate for such rooms.... The Attic is reached by the enclosed stairway, and is arranged so that two or four bedrooms may be “finished off” as required. The Tank is placed on the floor over the bath-rooms, and is supplied partly from the roof, and partly by the force-pump in the kitchen. All the remaining space in the attic may be used for storage, etc.... The Cupola-room is 7 × 7 feet, reached by a light stairway. The head-room is made to subserve the purpose of a stand or table, so that really very little room is taken away by the stairs.... Very few people have any definite idea of the expense of the separate items that are comprehended under the head of Plumbers’ Work. The following estimate in detail of plumbing, required in this house, gives facts and figures enough to enable any one to decide just how much plumbing can be done for any given sum, viz.:

To the bill for plumbing we add the cost of:

Cost.—Estimate of cost of building by this plan. It will be noticed that the prices given for bay-windows, porch, lobby, stairs, windows, cupola, and doors, include materials and labor complete, and that the amount of carpenters’ work is for the balance of such labor required on the job:

Fig. 138.—ELEVATION OF FRONT OF HOUSE.

Fig. 139.—PLAN OF CELLAR.

Fig. 140.—FRAMING OF BAY-WINDOW.

Fig. 141.—PLAN OF FIRST FLOOR.

Fig. 142.—PLAN OF SECOND FLOOR.

This plan was designed for the residence of Dr. Samuel McClure, of Olney, Ill. The style and general characteristics are significant of elegance and comfort, and suggest its adaptation to suburban, rather than the more rural situations.... Elevation, (fig. 143.)—There is a peculiar compactness in the outlines of the principal building, while the piazza and tower contribute largely to the symmetry and gracefulness of the entire structure. The general details of the exterior are quite simple in themselves, and are so proportioned and arranged as to adapt them to each other with artistic effect, and to produce marked features of unity and completeness.... First Story, (fig. 144.)—Hight of ceiling, 11 feet. The general divisions and arrangements are simple and practical. The principal entrance from the piazza is through outside and vestibule doors. The outside doors are made in pairs, with solid panels heavily moulded on the face. The vestibule doors are of similar construction, except that their upper panels are of glass. There is a seeming extravagance in such “vestibules,” or duplication of doors, at the entrance of any dwelling, and they may be regarded as a luxury rather than a necessity, and would be superfluous and inappropriate in the ordinary cottage or farm-house; but in residences of this character, where there is abundant space, such vestibules are manifestly proper, adding a feature of elaborateness, and providing for many contingencies of times and seasons. The outside, or storm-doors, afford protection against extreme cold and severe storms, and furnish additional security. The vestibule, or “glass” doors, admit an abundance of cheerful light to the hall. The Main Hall is roomy, and contains the principal stairs, which are of platform construction, are wide, and have hard-wood rail, balusters, and newel. The Parlor and Dining-room adjoin the hall through large double doors. The parlor and bed-room are separated by sliding doors. The Bed-room has doors leading to the principal hall and to the bath-room, which has a wash-basin and water-closet. The Kitchen is supplied with a range, with elevated oven and a water-back; a 30-gallon copper boiler, a sink with closet underneath, a pump, and stationary wash-tubs in three divisions, and it connects through doors with the dining-room, rear lobby, cellar-stairway, a large pantry, and a dish-closet. The Rear Lobby is arranged to connect with the rear entrance, kitchen, bath-room, and principal hall. The Bath-room contains a tank, with a capacity for four hogsheads of water (placed near the ceiling), bath-tub, washstand, and seat-closet. Lead pipes necessary for the supply and distribution of cold and hot water, are provided in the kitchen and bath-room. Marble mantles are provided for the principal rooms of this story, at an average cost of $25 each. Double architraves are intended for the trimmings of the windows and doors in the principal apartments, and neat chair-backs are provided for the dining-room and kitchen.... Second Story (fig. 145.)—By the peculiar method of constructing the roof and frame-work, it will be found that the inside walls of this story are vertical or plumb, instead of angling as in the usual Mansard roof. The ceiling is 9 feet high. This story has a hall, four large and one small rooms, five closets, and a stairway to the tower. Each of the four large chambers have marble shelves resting on plaster trusses, as described in Design XXXII. Single architraves are intended for the trimming of this story.... Construction of the Walls and Roof.—The excavations are made 1½ foot deep, and the earth thrown out is used in grading around the house at completion, raising the surrounding surface 1 foot. The foundation and cross-walls (fig. 146) are 6½ feet high. The principal walls resting on the foundation are 14 feet 3 inches high, and the walls of the tower extend 11 feet 6 inches above the principal walls. The walls inclosing the wing in the rear are 10 feet high; all of hard burned brick and good mortar. The exterior walls of the foundation are 12 inches thick, and all other walls are 8 inches thick, and have heading courses every 2 feet. The bottom courses of the exterior foundation, to the hight of 2½ feet, are laid in mortar composed of hydraulic cement and sharp sand, to prevent the absorption of dampness from the earth; all other mortar is composed of lime and sand. All exterior surfaces of brick-work that are exposed to view have “flush-joints,” and those intended for painting should be rubbed smooth. All windows for the cellar and first story have sills of dressed stone, and have heads neatly arched of brick-work. The window-caps for the first story windows are laid of brick, as shown in sketch, (fig. 147). These caps are easily executed while constructing the walls, and are quite ornamental; the figures on the sketch denote the distances or projections of the several parts beyond the face of the wall.... Plates of 3 × 8 timber are laid flatwise on top of the brick walls, and the upper or roof framework is added as shown in section, (fig. 148): A, foundation, 12 inches thick; B, principal wall, 8 inches thick; C, C, tower walls; D, D, tower posts, 4 × 6 inches, adjoining the upper portion of tower walls, and forming a part of the tower; E, E, principal plates, 3 × 8 laid on brick work; F, tie, 3 × 8, resting on 2 × 4 studding, placed inside the wall, and nailed to the principal plates; G, G, rafters sawed to pattern, the lower end projects one inch beyond the face of the wall. H, ceiling timbers resting on the ties. The remaining framework will be readily understood. The roofs are inclosed with rough hemlock boards of even thickness, and thoroughly nailed to the rafters—and lastly covered with IC. charcoal tin. The method of laying the tin on the upright or Mansard part of the roof, is known in the trade as the “raised groove” plan, in which all the vertical joints of the tin are raised and folded, leaving an elevated seam or ridge, which stiffens the general surface, and adds to the picturesqueness of this form of roof, without increasing its cost. The balance of the tinning is laid with the ordinary lock-joint and soldered. Gas pipes are inserted in the framework so as to be concealed, except where they appear for attachments for 4 ceiling lights, and 4 side lights in the first story; for 8 side lights in the second story; for 1 ceiling light in the tower, and for 1 side light in the cellar. Ample opportunities for a thorough Ventilation are provided for in this plan. It will be seen that the four large rooms have windows in two of their sides, affording the most certain and satisfactory means of ventilation known.—Flues are also provided adjoining each room in which registers are put, for use in the more severe weather. Provision is made for the escape of the air from between the ceiling of the second story and the roof.—Five strong tin 4-inch tubes, with funnel covers, are inserted in the deck of the principal roof; four of them are placed 3 feet behind the chimneys, and one near the rear, connecting with a flattened tube leading directly from the bath-room.... The following ESTIMATE of the quantities of materials and labor, of their several kinds, and their cost, embraces everything necessary to the completion of the house, excepting the appliances for heating, which may consist of a furnace, fire-place heaters, or open grates, as shall be best adapted to the location. In this vicinity, where hard coal is the chief fuel, we would suggest a furnace, placed in the cellar, with large pipes arranged to convey warm air to the different parts of the house. In localities where bituminous coal is used, the open grate gives good results, and is exceedingly cheerful in appearance. There are ranges and parlor stoves constructed to burn soft coal successfully, and it is undoubtedly possible that heating furnaces may be adapted to the use of the same fuel.

Estimate of Cost:

Fig. 143.—ELEVATION OF HOUSE.

Fig. 144.—PLAN OF FIRST FLOOR.

Fig. 145.—PLAN OF SECOND FLOOR.

Fig. 146.—PLAN OF CELLAR.

Fig. 147.—WINDOW-CAPS.

Fig. 148.—SECTION OF FRAME.

Fig. 149.—ELEVATION OF COUNTRY RESIDENCE.

On the next page is a perspective view of a residence built for Dr. B. Clark, of Washington, Pa., from special designs made by me in 1876. The style and general arrangements are similar to the one built for Dr. McClure, last described, with the addition of a side extension or office, and the completion of rooms in the basement for laundry purposes, and a laboratory. This Building is substantially constructed, and tastefully finished throughout. The hight of the ceilings in the first story are 12 feet, in the second 10 feet, and for the basement 8 feet. It has two heaters, four open grates, a range, complete apparatus in bath rooms, and distributing pipes for cold and hot water. The principal rooms are frescoed, all others are kalsomined. A Reservoir constructed in the rear part of the cellar, and provided with running spring water, is arranged as a receptacle for milk cans, and supplies the Fountain shown in the front lawn (this fountain, owing to the sloping surface of the grounds, is several feet below the foundations of the house).... Dr. Clark moved into his new house during the first week in February last, and writes with reference to it, that “all in all it is the most tasteful in outside appearance, convenient, and economically constructed building in this section, and attracts a great deal of attention.”

The cost of this building, everything complete, was $4,750.

The plans here given were originally designed for the residence of Mr. F. H. Johnston, Easton, Md. They will interest those desiring a good-sized, comfortable farm-house.... Exterior, (fig. 154).—The site in this case being midway between the highway and a water front, (facing a tributary of the Chesapeake,) made it desirable to have two main entrances, adapted to either approach, and indicated the position of the kitchen wing at the side. The Conservatory is in an angle facing the southeast. The Piazza and Roof Projections are of ample breadth to give abundant shade, and proper effect. As a whole, the outlines are rounded and compact, indicating completeness and strength—always desirable features in buildings of this class.... Cellar, (fig. 155).—Hight of ceiling 8 feet. It has 13 windows, and outside and hatchway doors. Openings in the chimneys provide ventilation. The ceilings are plastered, to prevent the ascent of damp and unwholesome vapors through the frame-work of the house.... First Story, (fig. 156).—Hight of the ceilings in the main house, 11 ft. 4 in., and in the wing 9 ft. The main entrances lead from the piazzas, through large double doors, to the principal Hall, which is wide, and extends, unobstructed, through the house. The main stairs occupy the space at the right, which is separated by an arch that preserves the continuity of the hall ceiling. The ordinary or family entrance is by way of the passage, and is convenient to all the parts of the house in daily use. A private stairway leads from the passage to the second story. The Parlor and Library are separated by sliding doors, and each has a bay and other windows. The Dining-room at the right is pleasantly arranged; it may be entered from the main hall, or through the conservatory, or by the passage, or through the butler’s pantry. Wide double sash-doors lead to the conservatory, and single sash-doors open to the piazza through the passage. The Kitchen has doors leading to the passage, butler’s pantry, cellar, and yard, and has three windows. It is provided with a range, pump, boiler, wash-tubs, and sink. The Butler’s Pantry is spacious; one end is dresser finished, with counter-shelf and doors above and below. A counter-shelf is also placed at the opposite end, with wash-tray and closet. The sides are shelved around, and have cleats and hooks.... Second Story, (fig. 157).—Hight of ceilings in the main house 10 feet; in the wing 9 feet. The divisions embrace six rooms, six closets, and the required halls. The platform of the main stairs is level with the second floor of the wing, and from it a door leads to the wing passage. The Bath-room has a bath-tub, wash-stand, and seat-closet, and a good-sized closet for towelling, etc. All closets have the usual shelving and hooks. Each chamber has marble shelves and stucco trusses.... Attic.—The stairs leading to this story are above the main flight, inclosed with narrow ceiling, and have a door at the foot. There are two circular windows in each end gable, and one in each front. The whole is floored, but otherwise unfinished, to be used as an open garret.... Construction.—The excavations are 4 feet deep, and the loose earth thrown out is neatly graded around, leaving three feet of the foundations exposed to sight. The foundations are of hard burned brick, 12 inches thick for the main house, and 8 inches for the wing and conservatory. Brick piers, 12 inches square, are built for the piazza supports. The first story frame-work is beam-filled with bricks, where they rest on the foundation. This prevents draughts of air from entering the house between the foundation and the frame, and also keeps mice out of the frame at this point—the latter is especially necessary along the lines of the main partitions. The chimneys are of hard brick, arranged with continuous flues from each fire-place to the top. Tin 8-inch pipes, with the necessary elbows and register boxes, are inserted while building, to convey warm air from the cellar to the large chambers in the second story. The frame-work is constructed in the most thorough manner, of sound pine or spruce timber. The siding is of clear pine clapboard, laid on sheathing felt. Cornices of dressed pine. Principal roofing of cedar shingles. Piazza and bay window roofs of tin. Flooring of narrow yellow pine. The first and second stories are completed in every respect, ready for occupation. Each of the principal rooms and the main hall have stucco cornices and centers. Arches with neat ornamental corbels are built across each bay window, over the L adjoining the main hall, and at the entrance of the passage leading to the bed-room in the second story. All sashes are 1½-inch thick, and glazed with four lights in each pair. Blinds (outside) are properly hung and fastened to each window above the cellar. The conservatory is substantially constructed of light frame-work, with no superfluous dressing to obstruct the light, and glazed with plain, single-thick glass at the sides, and ribbed glass for the roof, has a narrow walk of slat-work leading from the dining-room door, and is arranged to be heated in winter from a furnace in the cellar. All parts usually painted, have two coats of best paint, of color and materials selected by the owner.

Estimate, cost of materials and labor:

Fig. 154.—ELEVATION OF FRONT OF HOUSE.

Fig. 155.—PLAN OF CELLAR.

Fig. 156.—PLAN OF FIRST FLOOR.

Fig. 157.—PLAN OF SECOND FLOOR.

The accompanying plans were designed for a suburban residence erected during the past year by Mr. Bernhard Greeff, at College Point, Long Island, N. Y. The general outlines were determined with especial reference to the location—which is elevated, overlooking the East River to the north and west, Flushing bay, and the village to the south, and with an eastward frontage to the street, giving pleasant views in all directions. With these points fixed, it is easy to see the propriety of placing a broad side to the bleak or northern exposure, and putting such breaks or angles as are required in the more sheltered directions.... Exterior, (fig. 158.)—The style of this example is homelike, and shows to the best advantage when placed in comparison with those of more fanciful design. Sufficient irregularities are made in angles and projections to give variety. The details shown in the front finish are continued around the sides and rear. The hight of the rear wing is one story less than the main house. While the appearance of this house is agreeable on every side, the most pleasing is from the southerly direction.... Cellar, (fig. 159.)—Hight of ceiling 7 feet, of which 4 feet are above ground. All parts are well lighted with windows, except the hall, which has a sash-door with iron guard. The Laundry has an open stairway to the kitchen, and is provided with wash-tubs. A water-closet is placed under the stair. A furnace is placed in the northern division of the cellar, with pipes for conducting warm air to each room and hall in the two stories of the main house, and to the bath-room.... First Story, (fig. 160.)—Hight of ceilings in main house 11 feet; in rear wing 8 feet 5 inches. The Front Entrance is through a vestibule leading to the main hall. The Hall is large, contains the principal stairs, with a closet under them, and communicates with the parlor, sitting-room, and rear entry. The Sitting or Family-room is arranged to be the pleasantest apartment, has double windows front and rear, (the rear ones opening to the floor), and a large bay-window giving an outlook in three directions. Each of the principal rooms has grates for open fires, side registers leading from the furnace, and marble mantles. The Rear Entry communicates with the several apartments, and the rear piazza. The Kitchen has an elevated range, boiler, sink, drain-board, two closets, and enclosed stairways leading down to the laundry, and up to the second story; it communicates with the dining-room through the butler’s pantry, the latter is “dresser-finished” with sash-doors, copper wash-trays, etc.... Second Story, (fig. 161.)—Hight of ceiling in main house 10 feet, in wing 9 feet, with side breasts 5 feet. The floor of the wing is level with the platform of the main stairs. The full ceiling above this platform is arched over, and conceals the roof angle of the wing. An inside and smaller arch leads to the passage beyond. Both of these arches may be seen from the lower hall, and are pleasing features. An arch between the closets at the opposite end of the hall makes an alcove to the hall window. The room divisions are similar to those of the first story. Closets are provided for each chamber. The Bath-room is conveniently arranged and furnished.... Attic.—Hight of ceiling 9 feet, with breast-walls 3 feet. There are 3 good-sized chambers, a hall, and 7 closets in this story. Four dormer and three gable windows are provided.... Construction.—The time allowed for the erection of most buildings is too limited. Although this house was built by contract, no haste was enjoined, six months being allowed for its completion, giving the builder an opportunity of selecting the materials and workmen, and of applying the parts in their proper time and order. The exterior foundation walls, to the level of the ground, are of broken stone, 18 inches thick; the balance of hard brick, 12 inches thick. The frame is of full-sized timber; all beams and studding are placed 16 inches from centers. The siding-boards are 6 inches wide, rabbeted, and laid 5 inches to the weather, on stiff tarred “sheathing-board,” weighing 1½ pound to the square yard. The exterior frame is “filled in” with pale brick. The main and wing roofs are covered with Keystone slate on tarred felt over hemlock boards. The main gutters are of double cross tin, laid in with the slate as shown in Design V. The roofs of the piazzas, and bay-window, are of single cross tin. The cellar bottom is concreted with hydraulic cement and gravel, 3 in. thick. The laundry and cellar hall have the usual wide flooring, and are thoroughly plastered and finished. The partitions in the cellar, and the coal-bins are of dressed plank. All the floors in the two principal stories are double, the first being of ordinary dressed flooring—the second is “parquet” flooring laid of ¾ × 2½-inch yellow pine, and black walnut. The black walnut is used only in the borders and centers. These borders are made by laying from five to eight courses of alternate woods all around the rooms, ending at the hearths. The widths and arrangements are changed slightly in the different apartments, to give variety. These floors are intended to dispense with the use of carpets; rugs, covering the central portions of the floor, being adopted in their place. Unlike the stationary carpet, these may be easily removed for airing, and the floors cleaned daily if desirable. The three upper stories are hard-finished, on two coats of brown mortar. Each room and hall in the first and second stories of the main house have suitable stucco cornices and centers. The interior wood-finish is complete, all of clear and seasoned materials. Bronzed hardware is used in the first story, and porcelain in the balance of the building. Gas-pipes are inserted for thirty lights, properly distributed through the house. Five bells are included in the fittings. All wood, tin, and exterior brick work has two coats of best paint. The outside doors, and the halls, are grained in imitation of hard woods. The stair rails, door saddles, and the hard-wood flooring, are rubbed with linseed oil. The following are the estimates of the cost, as per contracts:

Fig. 158.—ELEVATION OF FRONT OF HOUSE.

Fig. 159.—PLAN OF CELLAR.

Fig. 160.—PLAN OF FIRST FLOOR.

Fig. 161.—PLAN OF SECOND FLOOR.