{"product_id":"22x25-modern-cottage-house-plan-2-bedroom-loft","title":"Plan C-26121","description":"\u003cp\u003e22x25 Modern Cottage House Plan with Two Bedrooms and a Loft\u003c\/p\u003e\n\u003cp\u003eThis is a 730 sq ft modern cottage designed to work as a permanent small home rather than a weekend cabin. The ground floor holds 550 sq ft with an open living and kitchen area, a bedroom, a full bathroom, a walk-in pantry and a laundry closet. A straight-run staircase leads to a 180 sq ft loft level containing a second enclosed bedroom with its own closet and a built-in desk nook. A 96 sq ft covered porch runs across the front. Overall the building measures 22 ft wide by 25 ft deep, 22 by 31 ft including the porch, and stands 23 ft to the ridge under a 12:12 gable roof.\u003c\/p\u003e\n\u003cp\u003eHow many bedrooms does this house plan have?\u003c\/p\u003e\n\u003cp\u003eTwo, and both are enclosed rooms with a door and a closet. The ground floor bedroom measures 10 ft by 12 ft 6 in and fits a queen bed. The loft bedroom measures 13 ft 6 in by 10 ft 6 in and is reached by a full interior staircase with twelve 10 in risers, not a ladder. That matters more than it sounds. Most small house plans in the 700 to 800 sq ft range give you one bedroom and an open sleeping loft, which does not satisfy a second-occupant requirement, does not rent as a two bedroom, and does not work for guests who cannot climb a ladder. This plan gives you two rooms that count.\u003c\/p\u003e\n\u003cp\u003eIs 730 sq ft big enough to live in full time?\u003c\/p\u003e\n\u003cp\u003eYes, if the storage is right, which is where this layout does its real work. Inside the 730 sq ft you get a walk-in pantry, an understair storage closet, a stacked washer and dryer closet, a linen closet and a closet in each bedroom. Five dedicated storage spaces is unusual at this size and it is the single biggest factor in whether a small home stays livable past the first year.\u003c\/p\u003e\n\u003cp\u003eWhat foundation does this plan use?\u003c\/p\u003e\n\u003cp\u003eA 6 in reinforced concrete slab on grade with FND1 spread footings and 6x6 posts. The finished floor sits 1 ft above the project base point with footings 2 ft below it. A slab is faster and cheaper to build than pier and beam on a level lot, and it removes crawl space framing, insulation and moisture control from your cost sheet entirely.\u003c\/p\u003e\n\u003cp\u003eCan this plan be used as an ADU or a backyard cottage?\u003c\/p\u003e\n\u003cp\u003eIt is one of the better candidates for it. At 730 sq ft of conditioned area and a 550 sq ft footprint, the plan sits inside the size caps most ADU ordinances set, and the compact 22 by 25 ft footprint fits rear-yard setback requirements that defeat wider plans. The two-bedroom layout also makes it viable as a long-term rental rather than a studio, which changes the return on the build. Confirm your local ADU size limit, setback and height rules before you buy, since they vary by city.\u003c\/p\u003e\n\u003cp\u003eWhat is in the drawing set?\u003c\/p\u003e\n\u003cp\u003eA complete working drawing set covering the project overview with area calculations and design criteria, general construction notes, ground and loft floor plans, foundation plan and slab, wall layout plans for both levels, ceiling and roof plan with framing and a 3D frame view, all four exterior elevations, building sections through the stair and loft, door and window schedules with typical installation details, three sheets of joinery and connection details, stair details, kitchen details with 3D views, bathroom details with 3D views, electrical plans for both levels with a full fixture legend, a plumbing plan with full specification notes, and a material information sheet carrying the structural framing schedule, column schedule, stair schedule and level schedule.\u003c\/p\u003e\n\u003cp\u003eWhat files do you get?\u003c\/p\u003e\n\u003cp\u003eA print-ready PDF of the complete working drawing set, drawn at A0 size, 33.1 by 46.8 in. Floor plans, foundation, wall layout and roof framing are at 1\/2 in = 1 ft, elevations and electrical at 3\/8 in = 1 ft. Editable CAD (DWG) files are provided so your designer, draftsman or engineer can modify the plan directly without redrawing it. The material information sheet gives your builder or lumber yard what they need for a takeoff. Reversed plans are available if the entry needs to face the other way for your lot.\u003c\/p\u003e\n\u003cp\u003eWhat are the construction specifications?\u003c\/p\u003e\n\u003cp\u003eWood stud framing with insulated wall cavities, energy efficient windows and durable roofing. Pressure treated sill plates in DF #2 or better, anchored with 5\/8 in bolts embedded a minimum of 7 in and spaced no more than 4 ft on center. Roof framing is a 12:12 gable with a 3:12 shed roof over the porch, using an unvented attic assembly with insulation above the roof deck and in the rafter cavity, detailed for both 2x10 and 2x12 rafters. Electrical is a 200A service with 20A outlet circuits, 15A lighting circuits, GFCI protection in the kitchen, bathroom and exterior locations, LED fixtures to ASHRAE 90.1, dedicated appliance circuits including a 240V 50A range circuit, and hardwired smoke and carbon monoxide detectors to NFPA 72. Plumbing is PEX or copper supply and PVC drain and vent sloped at 1\/4 in per foot, with a 40 gallon minimum water heater, tempering valves capped at 120 F, and water-conserving fixtures at 1.6 GPF toilets, 1.5 GPM faucets and 2.5 GPM showerheads.\u003c\/p\u003e\n\u003cp\u003eWhat does it cost to build?\u003c\/p\u003e\n\u003cp\u003eBudget $130 to $220 per heated square foot depending on your region, your finish level and how much labor you supply yourself. Against 730 sq ft that works out to roughly $94,900 at an owner-builder value finish, around $127,750 for a mid-range contractor build, and about $160,600 at a high-end finish. Site work, utility connections, permits and the covered porch sit outside that figure. Treat these as planning numbers and get a real quote from a local builder using the material information sheet.\u003c\/p\u003e\n\u003cp\u003eRoom sizes\u003c\/p\u003e\n\u003cp\u003eLiving room 13 ft 0 in by 10 ft 0 in. Kitchen 10 ft 0 in by 8 ft 0 in. Ground floor bedroom 10 ft 0 in by 12 ft 6 in. Loft bedroom 13 ft 6 in by 10 ft 6 in. Bathroom 8 ft 0 in by 5 ft 9 in. Walk-in pantry 4 ft 6 in by 4 ft 0 in. Understair storage 7 ft 0 in by 3 ft 0 in. Laundry closet 2 ft 6 in by 3 ft 3 in. Linen closet 2 ft 0 in by 2 ft 9 in. Stair 10 ft 6 in by 3 ft 0 in. Covered porch 16 ft 0 in by 6 ft 0 in.\u003c\/p\u003e\n\u003cp\u003eHow do you receive the plan?\u003c\/p\u003e\n\u003cp\u003eInstantly. Files are delivered as a digital download after checkout, so nothing is shipped and there is no wait. Print at 100 percent actual size at any print shop with a wide format plotter, or print at half scale on tabloid or A3 for markup and estimating. Written dimensions always take precedence over scaled dimensions.\u003c\/p\u003e\n\u003cp\u003eCode basis and what to check locally\u003c\/p\u003e\n\u003cp\u003eThe set is drawn to the 2022 California Residential Code (IRC 2021 with amendments), the 2022 California Plumbing Code (UPC 2021 with amendments) and the 2022 California Electrical Code, with wind loads determined per ASCE 7-16. Plans are not sealed. Most jurisdictions require a licensed engineer or architect in your state to review and seal a plan set before a permit is issued, and seismic, wind and hurricane requirements vary widely by region. Check with your local building department before you buy so you know what review your area needs. All drawings remain the property of Home Plan DIY and are licensed for personal use only.\u003c\/p\u003e","brand":"Home Plan DIY","offers":[{"title":"Default Title","offer_id":52511335973045,"sku":"26121-RS","price":449.0,"currency_code":"USD","in_stock":true}],"thumbnail_url":"\/\/cdn.shopify.com\/s\/files\/1\/0688\/9694\/8405\/files\/22x25_modern_tiny_house_plan.webp?v=1784081585","url":"https:\/\/homeplandiy.com\/products\/22x25-modern-cottage-house-plan-2-bedroom-loft","provider":"Home Plan DIY","version":"1.0","type":"link"}