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Has anyone here ever built a simple side by side duplex?

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wazez

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Discussion starter · #1 · (Edited)
Today I started to draw a preliminary floor plan for a duplex I am considering to build and was looking to see if anyone has any insight on my plan before I go to a professional to have it drawn. What I am considering is a overall footprint being 32x56 with each side being just under 900 sq ft. I would intend this to be a long term build and hold in a solid B-class neighborhood.

I am looking at 2 bed 1 bath floor plan and am trying to squeeze everything in the small footprint so if anyone has suggestions to optimize space it would be appreciated :)

I am hoping someone would have some alternative suggestions for heating and cooling. In this area gas forced air is most prevalent and electric is not considered desirable. Since I want the units metered separately I need two heating systems. A year and a half ago I paid $8k for a 80,000 btu hvac system for a 1500 sq ft. house and I would expect it to be higher now. Have not spoke with any hvac companies yet but from past conversations seems there is not much savings with a smaller furnace. My house is similar sized and I have a 10k gas wall heater for backup which is sufficient when the woodstove is not burning and I would go heavier on the insulation on the new than what my personal home is. I was looking at some gas direct vent options online and was considering weather that would be a proper way of heating??? That would still leave the cooling part of it unfulfilled? Maybe I'm over thinking this but a potential $20k for two systems seems crazy.
Whatever I do needs to make sense according to build cost versus rental income or proposed project gets scrapped!

Have at it boys...tear my plan apart :cool::D

Attached floor plan shows only one side with other side being identical.
 

Attachments

#2 ·
Your floor plan has bed and bathroom opening directly into the living space. This is really uncomfortable to live in. My suggestion is to look at small house floor plans on the interweb. Don’t forget utility room, main hall closet and as much other closet space as possible. With the market we have now I wouldn’t scrimp on not having the ac because the renters will hang window units and they look like sh on a new build. My .02


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Discussion starter · #4 ·
Mesilla Valley said:
Your floor plan has bed and bathroom opening directly into the living space. This is really uncomfortable to live in. My suggestion is to look at small house floor plans on the interweb. Don’t forget utility room, main hall closet and as much other closet space as possible. With the market we have now I wouldn’t scrimp on not having the ac because the renters will hang window units and they look like sh on a new build. My .02


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Click to expand...
Not real fond of everything opening into main living space but I'm trying to stay away from hallways if possible. I'm thinking I would like to have a small utility area in crawlspace- possibly small basement for utilities.

It will most definitely have ac....was looking at mini splits online but dont have much feedback on how they work in this area. A thought I had was go with electric heating system and invest some of the savings in better and more insulation.

Thanks for the feedback!
 
#5 ·
Sounds like a good project. Might want to work with a real estate agent as well as the designer to make sure you are building for the market that you are in. I lived in two different duplexes as a young adult. The first one I remember vividly since it was a good design and floor plan in a cool part of Dallas, the other not so much except that it had a full basement in muggy central Ill. that was much cooler than the rest of the house. Great for watching Duke’s of hazards on Friday night. Yea I’m Old.


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Discussion starter · #10 ·
Mesilla Valley said:
Sounds like a good project. Might want to work with a real estate agent as well as the designer to make sure you are building for the market that you are in. I lived in two different duplexes as a young adult. The first one I remember vividly since it was a good design and floor plan in a cool part of Dallas, the other not so much except that it had a full basement in muggy central Ill. that was much cooler than the rest of the house. Great for watching Duke’s of hazards on Friday night. Yea I’m Old.


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Click to expand...
The lot I am looking at is small but priced at only $8k so thats a big part of the reason I am trying to keep things small and simple. With the size and simple style I have in mind I am projecting it would rent for $1000 to a side. The demand for rentals is strong right now and tenants are typically not as demanding of floor plans and styles. If I decide to proceed I want a building that will be low maintenance for a long time.

My personal preference for housing tends to lean towards focusing on longevity of structure and components and also energy efficiency. Interior design and layout not so much...my family has barred me from color and finish choices lol
 
#11 ·
wazez said:
The lot I am looking at is small but priced at only $8k so thats a big part of the reason I am trying to keep things small and simple. With the size and simple style I have in mind I am projecting it would rent for $1000 to a side. The demand for rentals is strong right now and tenants are typically not as demanding of floor plans and styles. If I decide to proceed I want a building that will be low maintenance for a long time.

My personal preference for housing tends to lean towards focusing on longevity of structure and components and also energy efficiency. Interior design and layout not so much...my family has barred me from color and finish choices lol
Click to expand...
Doesn’t have to cost anymore for a pleasant design and the payback is for more satisfied tenants who won’t have to look into Timmy’s bedroom with a unmade bed every time they walk into the living room, or smell the fart from the bathroom in the kitchen. Good design will make it easier to rent and keep the turn over lower.
I understand that some think the design of a Pontiac Aztek was great but damn that thing was ugly. Never build something ugly when for the same money you can build beauty.
Went back to your plans and the bedrooms look like you could add closet space along one wall and still have 12’x12’ which is generous for a small rental. Whatever the tenant can’t store away inside they might want to leave on the front porch.


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Discussion starter · #12 ·
Mesilla Valley said:
Doesn’t have to cost anymore for a pleasant design and the payback is for more satisfied tenants who won’t have to look into Timmy’s bedroom with a unmade bed every time they walk into the living room, or smell the fart from the bathroom in the kitchen. Good design will make it easier to rent and keep the turn over lower.
I understand that some think the design of a Pontiac Aztek was great but damn that thing was ugly. Never build something ugly when for the same money you can build beauty.
Went back to your plans and the bedrooms look like you could add closet space along one wall and still have 12’x12’ which is generous for a small rental. Whatever the tenant can’t store away inside they might want to leave on the front porch.


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Click to expand...
Lol....had to google Pontiac Aztek

This is a screenshot of the 2nd and 3rd bedroom layout of a spec home I built. Had raving reviews for floor plan. Could do something similar although I need to fit in the w/d somewhere also where as laundry room was on the opposite end of the house.

Could go with stackable w/d to save space but really have no experience with those.
 
#13 ·
Few things I would do..
make the closets reach-in, not little walk-ins.
Add another window to each bedroom.
Flip the w&d so it’s not in the bathroom or bedroom.
For a bonus to the bathroom with out going an extra 1/2 or 2 bath. Do a jack and Jill style.
Add a window to the bathroom.

That’s all I have till the coffee fully kicks in..
 
Discussion starter · #14 ·
SouthonBeach said:
Few things I would do..
make the closets reach-in, not little walk-ins.
Add another window to each bedroom.
Flip the w&d so it’s not in the bathroom or bedroom.
For a bonus to the bathroom with out going an extra 1/2 or 2 bath. Do a jack and Jill style.
Add a window to the bathroom.

That’s all I have till the coffee fully kicks in..
Click to expand...
This is a layout I found on the net....not sure how I feel about w/d in the kitchen altho it is common in our rental market
 
#15 · (Edited)
wazez said:
Today I started to draw a preliminary floor plan for a duplex I am considering to build and was looking to see if anyone has any insight on my plan before I go to a professional to have it drawn. What I am considering is a overall footprint being 32x56 with each side being just under 900 sq ft. I would intend this to be a long term build and hold in a solid B-class neighborhood.

I am looking at 2 bed 1 bath floor plan and am trying to squeeze everything in the small footprint so if anyone has suggestions to optimize space it would be appreciated :)

I am hoping someone would have some alternative suggestions for heating and cooling. In this area gas forced air is most prevalent and electric is not considered desirable. Since I want the units metered separately I need two heating systems. A year and a half ago I paid $8k for a 80,000 btu hvac system for a 1500 sq ft. house and I would expect it to be higher now. Have not spoke with any hvac companies yet but from past conversations seems there is not much savings with a smaller furnace. My house is similar sized and I have a 10k gas wall heater for backup which is sufficient when the woodstove is not burning and I would go heavier on the insulation on the new than what my personal home is. I was looking at some gas direct vent options online and was considering weather that would be a proper way of heating??? That would still leave the cooling part of it unfulfilled? Maybe I'm over thinking this but a potential $20k for two systems seems crazy.
Whatever I do needs to make sense according to build cost versus rental income or proposed project gets scrapped!

Have at it boys...tear my plan apart :cool::D

Attached floor plan shows only one side with other side being identical.
Click to expand...
Using your dimension grid, below is a quick sample layout that allows for all the things renters look for... what you're after is the wow-factor and it feeling and having all the amenities that they would be looking for in a home they buy and won't find in most rentals... open floor plans, bedrooms and bathrooms being sequestered from the main living area, washer/dryer closet with storage above it, amenities in the kitchen like a pantry, dishwasher, window view for sink area, along with things that cost very little but make it a place they don't want to lose (i.e. - cutlery dividers, garbage/recycle pull-out, plenty of counter and storage space, soft-close doors and drawers [literally a few hundred upgrade], etc.)... Bathroom that has tub and shower (think kids), linen storage, vanity with large mirror, etc. Hall closet, expanded closets in Master to differentiate... Window place is going to be important as well...

Image


Assuming you actually wanted 4 x 6 walk-in closets (your drawing says 4x6 but is actually 4x5), the placement utilizes a 4 x 6" walk-in...

Personally, I would expand your footprint by a foot in either direction... it will give you a unit footprint of 32 x 30, put you over the 900sf threshold, and give you a little more flexibility in design and space (5 x 7 walk-in as one example which is really the minimum if you're going to include that)...

Think long-term with a rental... don't let an extra window, or other amenity that would set you apart from other rentals be as big a factor, as it's long-term and over time really won't mean as much considering the 10's of thousands you're already going to be spending... Since it's new, you're better off for planning for 9' ceilings and an adjoining porch... with the above design, it'll also keep the neighboring doors farther apart while also allowing them their own front porch with a divider...

Best of luck... 8^)
 
Discussion starter · #16 ·
KAP said:
Using your dimension grid, below is a quick sample layout that allows for all the things renters look for... what you're after is the wow-factor and it feeling and having all the amenities that they would be looking for in a home they buy and won't find in most rentals... open floor plans, bedrooms and bathrooms being sequestered from the main living area, washer/dryer closet with storage above it, amenities in the kitchen like a pantry, dishwasher, window view for sink area, along with things that cost very little but make it a place they don't want to lose (i.e. - cutlery dividers, garbage/recycle pull-out, plenty of counter and storage space, soft-close doors and drawers [literally a few hundred upgrade], etc.)... Bathroom that has tub and shower (think kids), linen storage, vanity with large mirror, etc. Hall closet, expanded closets in Master to differentiate... Window place is going to be important as well...

View attachment 521228

Assuming you actually wanted 4 x 6 walk-in closets (your drawing says 4x6 but is actually 4x5), the placement utilizes a 4 x 6" walk-in...

Personally, I would expand your footprint by a foot in either direction... it will give you a unit footprint of 32 x 30, put you over the 900sf threshold, and give you a little more flexibility in design and space (5 x 7 walk-in as one example which is really the minimum if you're going to include that)...

Think long-term with a rental... don't let an extra window, or other amenity that would set you apart from other rentals be as big a factor, as it's long-term and over time really won't mean as much considering the 10's of thousands you're already going to be spending... Since it's new, you're better off for planning for 9' ceilings and an adjoining porch... with the above design, it'll also keep the neighboring doors farther apart while also allowing them their own front porch with a divider...

Best of luck... 8^)
Click to expand...
KAP...this layout is brilliant! I was really struggling to come up with something where I have room for the washer and dryer. I don't necessarily want or need walkin closets in the bedrooms.

What program do you use for drawings? I could build something quicker than I could draw it on computer. :D
 
#17 ·
wazez said:
Today I started to draw a preliminary floor plan for a duplex I am considering to build and was looking to see if anyone has any insight on my plan before I go to a professional to have it drawn. What I am considering is a overall footprint being 32x56 with each side being just under 900 sq ft. I would intend this to be a long term build and hold in a solid B-class neighborhood.

I am looking at 2 bed 1 bath floor plan and am trying to squeeze everything in the small footprint so if anyone has suggestions to optimize space it would be appreciated :)

I am hoping someone would have some alternative suggestions for heating and cooling. In this area gas forced air is most prevalent and electric is not considered desirable. Since I want the units metered separately I need two heating systems. A year and a half ago I paid $8k for a 80,000 btu hvac system for a 1500 sq ft. house and I would expect it to be higher now. Have not spoke with any hvac companies yet but from past conversations seems there is not much savings with a smaller furnace. My house is similar sized and I have a 10k gas wall heater for backup which is sufficient when the woodstove is not burning and I would go heavier on the insulation on the new than what my personal home is. I was looking at some gas direct vent options online and was considering weather that would be a proper way of heating??? That would still leave the cooling part of it unfulfilled? Maybe I'm over thinking this but a potential $20k for two systems seems crazy.
Whatever I do needs to make sense according to build cost versus rental income or proposed project gets scrapped!

Have at it boys...tear my plan apart :cool::D

Attached floor plan shows only one side with other side being identical.
Click to expand...

I'd be happy with 20 gs for 2 systems. I paid 17k for a 3.5 ton variable speed system for 2413 ft this week, I paid deposit for a 16k system that's a hair oversized for 2056 ft in the River House I'm building

I am word for word with @SouthonBeach post
 
#18 ·
KAP said:
Using your dimension grid, below is a quick sample layout that allows for all the things renters look for... what you're after is the wow-factor and it feeling and having all the amenities that they would be looking for in a home they buy and won't find in most rentals... open floor plans, bedrooms and bathrooms being sequestered from the main living area, washer/dryer closet with storage above it, amenities in the kitchen like a pantry, dishwasher, window view for sink area, along with things that cost very little but make it a place they don't want to lose (i.e. - cutlery dividers, garbage/recycle pull-out, plenty of counter and storage space, soft-close doors and drawers [literally a few hundred upgrade], etc.)... Bathroom that has tub and shower (think kids), linen storage, vanity with large mirror, etc. Hall closet, expanded closets in Master to differentiate... Window place is going to be important as well...

View attachment 521228

Assuming you actually wanted 4 x 6 walk-in closets (your drawing says 4x6 but is actually 4x5), the placement utilizes a 4 x 6" walk-in...

Personally, I would expand your footprint by a foot in either direction... it will give you a unit footprint of 32 x 30, put you over the 900sf threshold, and give you a little more flexibility in design and space (5 x 7 walk-in as one example which is really the minimum if you're going to include that)...

Think long-term with a rental... don't let an extra window, or other amenity that would set you apart from other rentals be as big a factor, as it's long-term and over time really won't mean as much considering the 10's of thousands you're already going to be spending... Since it's new, you're better off for planning for 9' ceilings and an adjoining porch... with the above design, it'll also keep the neighboring doors farther apart while also allowing them their own front porch with a divider...

Best of luck... 8^)
Click to expand...
Who knew KAP was a baller in the design dept đź‘Ť
 
#19 · (Edited)
Jaws said:
Who knew KAP was a baller in the design dept đź‘Ť
Click to expand...
Most anyone who's been following my posts over the years with LOTS of design ideas/modifications/suggestions, from rooms, to house layouts, to technical diagrams, cabinetry, jigs, shop carts, tooling, logo's, business cards, flyers, vehicle lettering, shop layouts to maximize flow, etc...

My weak area is landscaping, but I have resources for that... :LOL:
 
#20 ·
wazez said:
KAP...this layout is brilliant! I was really struggling to come up with something where I have room for the washer and dryer. I don't necessarily want or need walkin closets in the bedrooms.
Click to expand...
Well, if you want a washer/dryer in that amount of SF, you're going to have to get it from somewhere.... remember, you want to keep the rental along the same lines of having things that they would want in a home, and most people don't want a stackable unit anymore (less capacity = more work), so you need a workable area for laundry (a laundry closet is quite workable as it can have the two units, storage above it and a drop down shelf and/or ironing board for folding and/or pressing clothes if needed)... most used appliance centers have a hard time selling stackables and don't want to buy them or offer you very little for them... my last rental that had a stackable, I gave it away to a local guy who does some of our landscaping work... good guy...

wazez said:
What program do you use for drawings? I could build something quicker than I could draw it on computer. :D
Click to expand...
A multitude of programs for different applications, but for simple drawings like that, any illustration program will do... the one I did that drawing on was Serif DrawPlus x8... low cost, low learning curve program and based on your use of grids, a useful layout tool for quick layouts... not really for full design...
 
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