Thursday, November 14, 2013

Converting a Shed into A Tiny House


Now why didn't I think of that? Well, until now that is. Last night around 2 am I had an epiphany: Utilizing a prefab building for a tiny home instead of building on a trailer. I have known for some time that folks are using them, and until this time, dismissed it because I liked the idea of a house being portable, however there is some merit to using these. The primary reason that one of these buildings would be easiest to use is that in most rural municipalities, building a storage building doesn't require a permit. However in some places only a permit and check of the structure is required providing there is no plumbing or electric run to the building. This is key. Here is how I think I can create a "work around" and make this a reasonable solution to my building conundrum. Let me explain.

A brief look at prefab storage buildings for sale at big box stores and on Amazon reveal that you can buy a 12' x 24' storage building kit for around $4,000. This does not include a foundation or roofing materials, but the "bones and skin" and a building. But there is something more that, in my opinion, is even more valuable: It includes a product description of Storage Shed. This by definition will often preclude the required permits, thus saving you prying eyes and bureaucracy. However, even if an inspection is required, have it done once the foundation and skin is built. After that, no one will pay you any mind (well if you live in the sticks that is) and you can go about making improvements. This type of building is known as an "Accessory" building in code. The best way to go "unnoticed" is to build this where there is already a house and tie into the existing electric, water, and cable.

For an additional $2,000 you can build the slab or pillars, finish out the roof, finish the interior quite nicely with electric, water, and propane. With windows and adequate ventilation, I feel this is a viable option, especially if, like me, you intend to build a more permanent structure in the future. Add in a compost toilet and you have all the comforts of home.

Now, I feel it is necessary to make sure that I point out that safety should not be overlooked. There must be adequate exits, windows that open, a smoke/carbon monoxide detector, and fire extinguishers available in case of emergency. I suggest adding additional framing if you find your shed is built using 24" on center construction. Go with 16" on center, if you can get it or modify the walls to reflect this. That way you can insulate and drywall easily.

The more I think about it, the more viable this options seems to me. You can build the kitchen cabinets ahead of time to be installed once the building is up because the doorways are large enough to moved them in and out. You be able to acquire all the materials to finish the inside as you wish (light fixtures, wiring, plumbing, etc) and take them to the build site. The structure itself is shipped free, dropped off at the building site (you will need some able-bodies to help unload and move the materials). Taking the initiative to set footers in place and the sub floor built ahead of delivery, you can begin building almost immediately. Two able-bodied adults should be able to assemble and roof the structure in under a week. Finishing out the interior may take a little longer, but because you are protected from the elements you can work at your own pace.

These are my thoughts. Some of my best ideas come to me in the middle of the night, and this may be a solution to the conundrum of how to make a tiny house dream come true that sooner on a small budget. If you have someone with a large tract of rural land with a house already sitting on it then that is even better.

Let me recap how this may alter your plans:

  • You can plan for a 12' x 24' building. You can lay out a floor plan based on these dimensions. 
  • You can plan for electric and plumbing service in advance, calculating how much wire, number of outlets, etc. Buying these in advance on sale or off Craigslist will help keep costs to a minimum. 
  • You can prefab your kitchen cabinets, including counter tops, cutting out the sink hole and the stove inset, etc. They will be simple to install, cutting time. 
  • Planning for flooring will be simple and based on the basic square footage of the house. Purchasing trim and moldings is easy to calculate as well. 
  • You can prefab a staircase to a loft that is also drawers if the model you select has a loft with enough headroom. This will provide storage and be much more practical that climbing up and down a ladder to the loft. Built correctly, the staircase can also form one of the walls to the bathroom, providing additional storage for towels and toiletries.
  • You can select size and placement of windows as "add on" options for many styles of sheds.
  • Knowing in advance the window sizes allows you to make window coverings to keep out prying eyes. 
  • Building using plans instead of a prefab kit may save you even more money. If you are handy this may just be the option for you.
What do you think? Could you live in a modified shed if the price was right? 


25 comments:

  1. Great idea! Consider Habitat "Re-Stores" as source of finishing materials, windows, etc. Having lived in a9x19' space (bathroom separate) with propane 2 burner hotplate, but no inside plumbing) for a year, 12x24 is luxurious!

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  2. It amazing what one can do if there willing to take there time and look around for a good deal. If you can handle the wait...you should have an amazing cozy place.

    Coffee is on

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  3. In a few ranges of Florida, you might fabricate a space shed under a certain size without a license. This does not mean than you can raise a building for different uses, for example a living arrangement, under that square footage without a grant. Furthermore you may not change the utilization of a building without a building allow legitimately. Also, some gated neighborhoods have their own particular set of configuration benchmarks. This may incorporate regulations on frill structures, how edifices may as well look, and give least sizes for new development above and past what is called out in zoning code...storage sheds

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    1. I agree and understand completely. Some of the CC&R's for different developments are limiting these types of buildings by including language excluding them. You would really need to do your homework, but it is a viable option in some cases. I have ultimately decided to go with two buildings that will be linked together. One will be 12' x 36' and the other 12' x 20'. I will be posting pictures as the process goes on, so stay tuned!

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  4. No. My husband does not even know what "on center" means.

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  5. Hello Karin! Did you ever complete your tiny home project using two storage units? If so, I would love to see it, as im in the process of creating my tiny home and thought of using two units as well. Thanks in advance!

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    1. I have! I love my tiny home. I will be completing a couple of more small indoor projects (wood trim, etc.) and then I will put up some updated photos!

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  6. I planned on doing this once I transitioned out of the military. I don't need much room and don't really want to buy a home where I have too much space. Its perfect for me and I can put it in a small piece of property and have a home for around $30,000 and not have to shell out $150,000 to $200,000

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  7. My "Shouse" has turned out wonderfully. It is nice knowing it is paid for!

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  8. Ok question. Suppose i still wanted the portability of the wheels which i do, is there a way i could by the she and add ot on top of the wheels? Is that possible/safe?

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    1. That is a really good question that I too have contemplated. The sheds are built on skids and then are delivered on the back of a flatbed truck. Most sheds can be custom modified, so you could watch the height based on the trailer you want and have it built to the dimensions you need. The rest would be figuring out how to best secure the building to the trailer. How often do you plan to move your home? The rafters and roofing would have to be secured for high winds. I knew I wasn't going to move mine, which is why I gave up on a house on wheels. I can still move my house by hiring a company to pull it up on a flatbed, but don't see that happening as I own my land.

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    2. My husband and I are putting a shed on a trailer. Haven't seen anyone ender do it yet though!

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  9. Hi Karen, I'm interested in seeing your finished project. My husband has said it can't be done in New Mexico. We have been in touch with Graceland sheds, and they said two of their "cabins" are not allowed in NM. I have a feeling this is not so. My intent was to put two 32X14 together, and add a lean to. We feel anything less than 1000 sqft would not be feasible for us with our 3 dogs. We do want to downsize from a 2100 sqft home. We have 20 acres in the mountains with no covenants on what we build on the property. My husband feels the shed is not as stable as say a metal house. I would love to show him what you have done. NM says anything 40ft long is considered a mobile home. Thanks, Kathy

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    1. Try seeing if you have a Dirksen Shed dealer in your area. Do a search under "Portable Sheds" and "Portable Buildings." They maybe able to give you more information. Having land without restrictions is great. I have the same thing. My "shouse" is 36' long x 14' wide and is a good size for my living room, dining room, and kitchen. I have a separate building that is a "shedroom" that measures 12' x 20'. This is plenty of space for me, 2 dogs, and 2 cats. I plant to add a bathroom and laundry building of 10' x 17' in the future.

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  10. House on wheels by most laws can't be more than 8 feet wide so that could be issue. They tend fall under RV rules.

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    1. Very true. Most houses on wheels are custom jobs or get permits to be moved.

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  11. I am doing so now.. free electricity, internet, water... I bought one on a rent to own, repo.. $258 a month AND down, free setup/delivery. I have a friend w/land since I am in the country, no inspectors to bother me. so excited! 12x24 2lofts. going for divorce..cheap to afford while paying lawyer.. when both of my own properties are sold and hubby pays up.. I will move mine to a new lot and add a bed room to the side. By then i'll have it up to code for tiny house. Give it shot!

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  12. Good evening...I own my own land. I wish to buy(design) a 12'x24' shed and covert it into a house to be permanently on my property. Who do I contact to get this accomplished in Punta Gorda, Florida 33599-thank you...CeCe

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    1. Check first to see if there are any restrictions in your area. Next, I would do a simple search for "Portable Sheds Florida" and "Portable Buildings Florida." See what they have to offer. You can contact dealers and they will tell you what the laws and restrictions are for your area. Good luck and keep us posted!

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  13. We would like to modify a shed to make it my moms home. We live in Florida in Hillsborough county and we live in agriculture zone. We are owners of 5 acres and I've been searching around to see if this could be possible to do. Do any of you have any idea where can I find if it is legal in Florida, specifically in Hillsborough county to live in a modified shed?

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  14. I'm interested in buying a barn style shed for my daughter and having someone add insulation and add drywall. Don't some of these come with the ability to plug electricity, and we could either add a plug, or after I save, could add solar that could charge it? (Sorry, I'm brand new at this.)
    Anyway, I have absolutely no carpentry ability, so other than finding things like maybe cabinets at a Habitat For Humanity thrift store, anything we have to do would require finding someone. (I was thinking a handyman?) The idea is that she and possibly a second person would live in this on our back yard, so she'd have independence, but still come in for the bathroom.
    How much would something like this cost?

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  15. You can do everything for under $15,000. It well worth it.

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