Making a House Low-Maintenance/Easy to Care For

[kyounge1956]

I am planning to build a small house when I retire. After living with myself for many years, I know I am really lackadaisical about housekeeping. I'd much rather be surfing the web, reading a book, or knitting a sweater than cleaning house, and since there's nobody to nag me about it, that's what I usually end up doing! So this is going to be a really small house that, starting from a pretty messy condition, can be made presentable for guests in a two day blitz-cleaning. I figure 600 square feet max, and maybe even smaller than that. It will be on one story, and designed so it can easily be made wheelchair accessible if necessary—I want to be able to live in it for the rest of my life. I think sometimes I'm going to run into conflicts with my other goal for the house, which is to make it from recycled/recyclable/renewable materials as much as possible. Do I get the one-piece molded tub/shower surround because it's seamless and easy to clean—or pass it up because it's made of acrylic? Decisions, decisions...

I had some ideas already, and yesterday I picked my mom's brains for more tips to make the house easy to care for and low maintenance. She has a degree in Home Ec and many years of experience, so she knows whereof she speaks. Here's the list so far. What are your ideas on the topic?

General Principles

• "A place for everything, and everything in its place."
• Keep furnishings simple; when you have enough, remove one item for every item brought in.

Exterior

• Metal roof and siding (i.e. doesn't need painting)
• Gutter guards to keep leaves out
• No rockeries! (my parents have extensive rockeries in their yard. Weeds get established in the cracks and it's nearly impossible to get them out again.
• Probably no lawn, either.
• I plan to use the ideas in The Self-Sustaining Garden for my landscaping.
• Composite lumber for exterior steps, decks, railings etc (no rot or splinters, no painting required)
• No enclosed soffits, etc (just had to pay to have someone come and deal with a yellow-jackets' nest inside my 2nd floor deck)

Interior

• Windows that flip into the room so both sides can be cleaned from indoors
• Hard floors—no wall-to-wall carpet, area rugs if any
• Wallpaper rather than paint
• Window treatments that can be taken down and machine laundered
• All furniture comes right down to the floor. No "underneath" that requires moving the furniture to clean there!
• Twin bed (I tend to pile stuff on the other half of my double).
• Stainless steel or "clean steel" appliances (no chipping)
• Under-mounted sink or all-in one sink/countertop in kitchen; under-mounted, wall mounted or pedestal sink in bath.
• Kitchen counters with integral backsplash
• Baseboards, if any, real wood (I have MDF or whatever it is in my bathroom at current house and they are disintegrating due to the moisture—the ones in the kitchen have affected spots too).
• Wall-mounted toilet
• No open storage—doors on all cabinets
• Trackless shower door (if any--I may just use a curtain)
• Backdraft kitchen range (?—I don't know if this will be better than an ordinary overhead vent hood. I do know I'll keep the hood and microwave separate in the future. The glass tray in my above-the-range micro is broken, and a replacement from the original manufacturer costs $80. I could buy a whole new countertop microwave for less.)

 

[REWahoo]

• Composite lumber for exterior steps, decks, railings etc (no rot or splinters, no painting required)

Not sure what you plan to use for exterior siding (brick, stucco, etc.) but I recommend you use something like Hardiplank for all exterior trim, fascia, etc.

 

[aaronc879]

I would just pay someone $100 to do a major cleaning job once a month or so.

 

[kyounge1956]

Not sure what you plan to use for exterior siding (brick, stucco, etc.) but I recommend you use something like Hardiplank for all exterior trim, fascia, etc.

I am planning metal for roof and siding. I hadn't gotten to the point of considering what to use for trim yet. Can Hardiplank trim be used with metal siding? It requires painting eventually, doesn't it?

 

[REWahoo]

Can Hardiplank trim be used with metal siding?

I don't know why not. It looks and functions like wood.

It requires painting eventually, doesn't it?

Yes, but it may be a while. Mine has the 13 year-old original paint and still looks good - even though it takes a real beating in the south TX sun.

 

[kyounge1956]

I would just pay someone $100 to do a major cleaning job once a month or so.

But then the housecleaner would see how messy my house is! And that's not to mention the expense, which would, in fact, be a not insignificant increase to my estimated monthly budget.

 

[Carnage]

Wallpaper? What if you don't like it eventually? I'd rather paint a room and repaint if needed.

 

[aaronc879]

But then the housecleaner would see how messy my house is! And that's not to mention the expense, which would, in fact, be a not insignificant increase to my estimated monthly budget.

I doesn't have to be monthly. It could just be when you're expecting company that you want to clean for.

 

[REWahoo]

I agree with Carnage on paint vs. wallpaper. DW got sick of the wallpaper in our three bathrooms and paid a pro to remove it so I could paint (I refused to screw up the drywall by attempting to remove and texture the wall myself). Paint is much, much easier to deal with than wallpaper - at least for me.

 

[kyounge1956]

Wallpaper? What if you don't like it eventually? I'd rather paint a room and repaint if needed.

Certainly one could get tired of wallpaper with a bold pattern, or flocking, but there are other types. My parents have a sort of grass-cloth looking wallpaper in their front hall, which has been there more than thirty years, including several years when the house was rented out. It's very unobtrusive and still in excellent shape. What I might well end up doing is using paint at first, and then when/if painting gets to be too much work, switch to wallpaper.

 

[FIREd]

I agree with Carnage on paint vs. wallpaper. DW got sick of the wallpaper in our three bathrooms and paid a pro to remove it so I could paint (I refused to screw up the drywall by attempting to remove and texture the wall myself). Paint is much, much easier to deal with than wallpaper - at least for me.

I had to remove wallpaper in a few rooms in my house (some had several layers of wallpaper). I used steam to remove the wallpaper and it was a mess. Then it took me weeks to spackle/sand/spackle/sand to obtain a drywall smooth enough to be painted. It was a real pain. These walls will never see wallpaper again.

 

[REWahoo]

I had to remove wallpaper in a few rooms in my house (some had several layers of wallpaper). I used steam to remove the wallpaper and it was a mess. Then it took me weeks to spackle/sand/spackle/sand to obtain a drywall smooth enough to be painted. It was a real pain.

Exactly why I refused to attempt the job myself. I'm an antiwallpaperian - and proud of it.

 

[Htown Harry]

In addition to the ground-level plantings, give some thought to the types of trees you want on your lot.

A sycamore, for example, it a beautiful shade tree but sheds something every season.

Another outdoor thought: you will want someplace to sit outside with a small house. You want something you can hose off as needed. Use concrete or another solid surface material for patio, driveway and sidewalks. Bricks and concrete pavers get weeds in the cracks unless they are set with mortar in between.

 

[bbbamI]

I had to remove wallpaper in a few rooms in my house (some had several layers of wallpaper)

Fortunately I only have one layer of paper on my sunroom walls. I've decided to remove the wallpaper while DH is out of town for three weeks.

The ceiling is 10 feet tall...I think I'm going to need a trampoline.

 

[Johanna]

Stainless Steel appliances

I know stainless steel appliances are all the rage, but I've heard from some that they really show the fingerprints. Perhaps the type of finish (brushed or polished) makes a difference.

 

[travelover]

I put up a lot of wallpaper when I moved in 20 years ago and most of it needs to be replaced, as the seams have started to lift. I'm stripping and going with paint.

 

[samclem]

- Yes, I'd also vote against the wallpaper. It's not a durable as good paint and an awful lot harder to "recoat."

- Metal siding: Know that it will dent over time and that it is difficult to hang things from it. And, the paint on it does eventually fade. If you want zero-maintenance, then consider brick or stone veneer. If the enviro-criteria weren't present, I'd suggest you consider high-quality vinyl over aluminum. It won't dent.

- House design-- go with very generous overhangs--at least 24" but even more would be better. It will provide shade to your walls in the summer and keep your AC costs down, it will reduce glare through your windows, and (by keeping rain and sun off your walls) it will decrease maintenance costs.

- Rather than build so small, consider a more "normal" sized house with defined public and private spaces. If you've got a 600 sft house, then just about all of it will be on display if someone comes over or spends the night. OTOH, if you had a big crafts/hobby/TV/layabout room that could be closed off, you could let it stay messy when people came over. This can be very liberating.

- A more "normal size" house also has a better resale value. I know that's not your primary concern, but none of us can know the future, and it might be worth considering.

- Having a little more room can be a moneysaver and make life more convenient. It will let you shop less frequently (and buy when things are on sale) and you'll be more likely to have things at hand when you need them. That doesn't mean you should build a McMansion, but just really consider this. Do you like the idea of living in a tiny space like a resident of Tokyo, or will you like actually doing it? If you build your home in a compact shape, then each added square foot adds less to the heating/cooling bill than the previous ones.

- Real wood baseboards won't stand up to mopping/moisture as well as plastic ones will.

- Cabinets: In the kitchen consider going with almost all drawers instead of base cabinets. It's more expensive, but MUCH easier to use every inch of space. When you're 80 you won't like to be hunched over looking for the blender. Roll-outs inside cabinets are better than shelves, but they bump into/scrape up the cabinet doors and require one more motion to get at your stuff. Drawers are great. And, frameless ("Euro-style") cabinets make the most of every available inch in a tight space.

- Build in lots of plumbing cleanouts so any clog can be reached with a short snake.

- A good way to decrease car maintenance and increase vehicle life is to keep it covered, so don't neglect a garage, or at least a carport. This is also a good place to store houshold stuff that produces VOCs and other stuff that shouldn't be inside your living space's conditioned air envelope.

- Attic--it's cheap storage space for seasonal items. Maybe there are no seasonal items in HI, but I gotta think a small house is going to need storage. Don't skimp on the ladder for access.

 

[Khan]

No baseboards.
Smooth doors.
Because all additional horizontal surfaces collect dust.

Have kitchen cabinets go all the way to the ceiling so the tops don't accumulate dust and grease.

Have at least one very wide doorway so large things can come and go easily.

Look up: universal design for easy to use door handles and faucets for arthritic hands.

 

[kyounge1956]

I know stainless steel appliances are all the rage, but I've heard from some that they really show the fingerprints. Perhaps the type of finish (brushed or polished) makes a difference.

I've heard that about stainless steel too. Even if it's true (and I have no reason to believe it isn't), the fingerprints can be removed in a few minutes with a sponge and a little elbow grease, unlike chips.

 

[kyounge1956]

No baseboards.
Smooth doors.
Because all additional horizontal surfaces collect dust.

Have kitchen cabinets go all the way to the ceiling so the tops don't accumulate dust and grease.

Have at least one very wide doorway so large things can come and go easily.

Look up: universal design for easy to use door handles and faucets for arthritic hands.

I like the way you think!

 

[samclem]

- Also, consider built-in furniture. It does reduce your flexibility somewhat, but is makes for efficient use of space. A built-in buffet/booth reduces the needed space for dining and can add storage under flip-up seats. A platform bed with drawers underneath maximizes storage for clothing and eliminates the dreaded dust-bunny warren under the bed.

Closets: We don't have walk in closets in our bedroom, and we've been a lot happier since we took the awful sliding doors off. We can see and reach everything. Bifold doors are hardly any better.

Maybe a central vac? They aren't cheap, but they can be convenient. And, the dust-filled effluent gets sent outside your home's conditioned air spaces--good riddance!

Maximizing usable space: Make any halls an additional 12"-18" in width and add large cabinets along the sides. It's more efficient and easier than storing stuff in a room, etc.

Room for an additional freezer? Another convenience feature, and (if you buy an efficient one--modern chest-freezers use very little juice) you'll be able to stock up and save some money.

 

[kyounge1956]

(snip)
- Metal siding: Know that it will dent over time and that it is difficult to hang things from it. And, the paint on it does eventually fade. If you want zero-maintenance, then consider brick or stone veneer. If the enviro-criteria weren't present, I'd suggest you consider high-quality vinyl over aluminum. It won't dent.

One thing I didn't make clear in my original post is that I want to build the house myself with my own two hands, not have it built for me. That's another reason I'm planning such a small size. I don't think masonry veneer is feasible for this DIY builder. Also, the mortar needs to be repointed periodically, not something I can do myself (I don't think). My old house had metal siding and I never noticed that it faded in the 12 years I owned the house. It was a light color to start with, and the siding wasn't new when I bought the house. Maybe it had already faded as much as it was going to before I moved in.

- House design-- go with very generous overhangs--at least 24" but even more would be better. It will provide shade to your walls in the summer and keep your AC costs down, it will reduce glare through your windows, and (by keeping rain and sun off your walls) it will decrease maintenance costs.

This will be in a Pacific NW maritime climate, so AC costs are minimal. But long overhangs will keep windblown rain off too to some extent, and that's a good thing in that climate. There may well be wide porches on one or more sides, which will keep stuff/vehicles away that might dent the siding. I had a house with metal siding before the one I live in now. I never noticed that the metal was as easy to dent as all that, but I've been warned repeatedly against the possibility of dents, and it never hurts to take precautions.

- Rather than build so small, consider a more "normal" sized house with defined public and private spaces. If you've got a 600 sft house, then just about all of it will be on display if someone comes over or spends the night. OTOH, if you had a big crafts/hobby/TV/layabout room that could be closed off, you could let it stay messy when people came over. This can be very liberating.

Well, as mentioned above, I'm planning to build it myself, and I'm scared if I make it too big I'll never finish. One or more outbuildings (which I wouldn't necessarily self-build) are a distinct possibility for just such purposes.

- A more "normal size" house also has a better resale value. I know that's not your primary concern, but none of us can know the future, and it might be worth considering.

You are right, resale value is at the bottom of the priority list. However, I'll probably be using an open floor plan with only one interior wall (the one between the kitchen and the bathroom that has all the plumbing hidden inside it). It'll make someone a nice double garage or shop building when I'm done with it. I can plan the site layout to be conducive to such a conversion.

- Having a little more room can be a moneysaver and make life more convenient. It will let you shop less frequently (and buy when things are on sale) and you'll be more likely to have things at hand when you need them. That doesn't mean you should build a McMansion, but just really consider this. Do you like the idea of living in a tiny space like a resident of Tokyo, or will you like actually doing it? If you build your home in a compact shape, then each added square foot adds less to the heating/cooling bill than the previous ones.

I've lived in spaces only a little bigger than this and didn't feel cramped. I'm not talking one of those sub-100 sq ft micro houses that are all the rage. Also, this will be a little house in a biggish yard, so if I get cabin fever I'll just go outside. Maybe a good idea to get me out of the house more often anyway?

- Real wood baseboards won't stand up to mopping/moisture as well as plastic ones will.

Yeah, I know. Decisions, decisions. I could use tile, but that has grout joints. Sigh. But I've had real wood ones before and they held up OK. Probably wouldn't hurt if I paint the backs too, before I put them in.

- Cabinets: In the kitchen consider going with almost all drawers instead of base cabinets. It's more expensive, but MUCH easier to use every inch of space. When you're 80 you won't like to be hunched over looking for the blender. Roll-outs inside cabinets are better than shelves, but they bump into/scrape up the cabinet doors and require one more motion to get at your stuff. Drawers are great. And, frameless ("Euro-style") cabinets make the most of every available inch in a tight space.

Kitchen cabinets will probably come from IKEA. Building my own from scratch is well above my skill level. I wanted to get the doors with integral handles, but that design is being discontinued. Maybe there will be a new design with integral handles by the time I need to buy mine.

- Build in lots of plumbing cleanouts so any clog can be reached with a short snake.

Check!

- A good way to decrease car maintenance and increase vehicle life is to keep it covered, so don't neglect a garage, or at least a carport. This is also a good place to store houshold stuff that produces VOCs and other stuff that shouldn't be inside your living space's conditioned air envelope.

Oh, definitely. This is the first house I've lived in that I had use of the garage, and I am so spoiled now! I don't use much in the way of toxic products, but certainly they don't belong in the house. I might have considered a manufactured or modular home, but I've noticed when I visit a display or tour a model home, after an hour or so the fumes give me a splitting headache. Same with RV's, which is a pity because they're a gold mine of space-saving ideas!

- Attic--it's cheap storage space for seasonal items. Maybe there are no seasonal items in HI, but I gotta think a small house is going to need storage. Don't skimp on the ladder for access.

Check! Or this might be in an outbuilding too. I don't see me climbing up and down an attic ladder at age 90.

 

[MBAustin]

Definitely use universal design principles - previous posters have mentioned several great ideas. Chair height toilet. Unless you are a real tub bath fan, I would go with a low or no threshold walk-in shower with a seat - if designed right, you don't even need a curtain (nothing to collect slime/grunge!). Build in reinforcements for grab bars near the shower and toilet even if you don't install them now. Eliminate / minimize elevation changes both inside and to the outside if possible. Sounds like a great project - good luck and keep us posted!

 

[Brat]

Another vote for Hardiplank!!! We put it on a new house in a maritime climate, the next paint job was 14 years later after lots of wind & rain above saltwater overlooking Rich Passage on Bainbridge Island. It is fiber cement and comes in several profiles, they now offer a complete system: James Hardie: the HardieZone System | James Hardie Residential Siding

Before making your decision buy an hour of a local architect's time and discuss the advantages & disadvantages of your material choices in your specific enviornment.

Husband & I saw this at the Seattle Home Show. This, or something like it, would be worth exploring: http://www.fabcab.com/home.html Note that it is accessable. (If the link give you an OOPS just click on Home again)

 

[W2R]

Personally I am a big fan of having a large combination laundry room, dressing room, and closet. The idea is that you can take the laundry out and hang it up (or put it in baskets on shelves or in dressers) without having to carry it anywhere.

I nearly have this situation now, with my laundry closet in the hall by the entry of my dressing room where my closets are. It sure makes my daily life easier than in some previous homes.

This idea would almost be an extension of Samclem's idea of "no closet doors" if you just put the rods upon which to hang your clothes, along one wall. You could still see all your clothing when you are dressing.