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Well, It certainly beats the hell out of a trailer, for the price. If I had to make the choice, I would certainly choose this dwelling over any trailer with comparable square footage (Even with setting everything up, the price probably wouldn’t be too much more. It would depend on how much work you can do yourself, as well as how cheap you can get your materials). Overall, it is certainly an interesting option.
I bought a 12×16 shed from Home Depot. They subcontract the build. The builder comes to your house and builds it, stick by stick. The materials are dropped off by Home Depot in coordination with the builder. I had to get my own building permit, but that depends on your situation. It took him about 5 days to build mine. It is solid as a rock.
Wow. I actually lived in a shed very similar to this one for several years, it just had a different style roof. I think it was an 18 x 24 but don’t remember for sure. At the time though, my dad helped my set one up on his property not too far from his house. We did a lot of work on the thing though. It was pretty much completely finished, except for plumbing. I instead would just walk over to his house for plumbing purposes. But hey, finished and insulated with a giant window unit heat pump, it actually wasn’t too bad. My girlfriend and I were able to stay there for awhile and be relatively comfortable. And at the time, this was a lifesaver for us.
I actually bought one of these and made a home out of it many years ago. All together I believe the investment was around $25,000 for he building and finishing it out. How it works is Home Depot delivers all the materials to your building site then a crew comes in a puts it together over the course of about 3-4 days.
Wife and I have turned a shed into a small home. Shed cost 13K and we put another 50K into it to finish top to bottom. Features are mini-split heating/cooling system, vinyl plank flooring, full kitchen, soaker tub, full bath, ship lap ceiling and walls. We plan to live here the rest of our days. No bank. No mortgage. We love it.
Im strongly considering getting a two story one (for myself) and one more to get set up to rent out to others. $15,000 to $20,000 for a home for one to three people is not a bad deal at all. After five years to ten years, you can always move to a bigger house and rent out the smaller house to someone else use their rent payment to you as part of your payment for your new home.
Couple of things….the house wrap with the Tuff Shed logo on it is not insulation, it’s a water/vapor barrier to keep water out of the house. It has no insulating properties. Next, the “particle board” as you call it is not particle board….it’s OSB. Oriented Strand Board (OSB) is way, way stronger and more durable than common particle board. Other than that, it would make a decent hunting cabin if you installed a toilet and a kitchenette maybe…..
I’m an American living in Thailand. I have a YouTube friend that just bought a very liveable one room house that was delivered on his lot for about $6,000.00. Now it’s single story and about the same size of that first floor but it’s completely finished and has a bathroom. He poured a cement pad to set it on but I don’t remember what that cost him. This is a temporary place to live while they build their home and that will take them about a year. They have 3 kids but they stay at grandma’s house which is conveniently next door. The property is about 20 acres and they are going to do organic farming. I am very impressed with what they are doing.
I used to work for HD (12 years – in garden and customer service) and sold a LOT of Tuff Sheds. I can tell you that the $16,000 price is the BASE price for this unit (the sign even says ‘starting price’). The sign also reads: ‘Upgrades shown on display’ then lists the upgrades (windows, upgraded shingles, porch, paint, upgraded floor, etc. – things which I guarantee are not included in the base price of $16,000). Read the find print! Also, you need to find out what kind of foundation is required for this size shed; and this varies depending on local building codes. Tuff Shed will pour a cement foundation, but at an extra cost. Personally I still believe it is a great deal and worth checking out . I LOVE the product, which is one reason I was able to sell so many. My guess is that, even with the upgrades shown, you are still looking at a very reasonably priced tiny home. Happy hunting. 🙂
I had a Tuff Stuff she’d built for me in my previous home in the Chicago area. They were wonderful to work with and the stick built shed, which I used for an external office, was fabulous. Based on my experience, I would 100% recommend them. Plus I negotiated a two year interest free terms with Home Depot. So the whole thing was interest free. Loved it. 5 stars for both service and quality.
I have purchased 7 of these type places. Did all the finish work of spray foam, Sheetrock, electrical and plumbing + cable and Window A.C. Units. My goal is to gave 25 or more on My Land of 33 Acers. I am a commute of 30 minutes city but very secluded. This is the Future of Rental Properties and Home Ownership. I literally have a waiting list of people earger to be part of this new idea of a Community I am building. The Town is very accepting and helpful with My permits. They only require each place have its own electric Meter. I can avoid that by installing Solar they told Me. This is the Future of Rentals and a solution to the homeless problem.
My advice is for everyone to stop being so excited about calling it a tiny home and just say it’s a shed. You’re just inviting the local township to be nosey and deny occupancy for permanent living. Put it on rural land outside of a burrough and keep quiet about your intentions. Use cash, not financing and stay off grid. Edit: seeing as how my comment set off a thread that went way off course, let me clarify I never said to lie, cheat or be sneaky, especially when it comes to taxes. My point is: too many people want to call a shell of a building a tiny home and in doing so embark on a series of disappointments. Buying the land, which ideally is in a rural area, is first and use cash for that. Of course the real estate transaction is recorded and you pay taxes. Then you build small or have a local shed builder deliver on site. They will handle the permit, if needed. Build on a slab or posts so it isn’t considered a permanent foundation. You could finance something like that or use credit, cash or a combination. Again, you will pay property taxes on the structure as well. Over time finish the interior to your liking and don’t go around telling the local zoning board or everyone else. Why would you? If you use portable power and collect water you won’t need to have the building wired or plumbed. That way no one can say anything if they did inspect it. It’s still considered a shed even if it has been insulated and drywalled. Whether you “live” there or not is no one’s business and no one will care.
O.M.G.!!! This is a better tiny house than many (many!) I’ve seen that are “designer”, the “tiny house of tomorrow “, etc. It has a full upstairs, a staircase, not some ladder that requires the agility of a monkey…it even has handrails! I would choose this over 90% of the others out there! This is great!!
I used to be the lead wall fabricator at the tuff shed fab shop in Pittsburgh. I loved building those things. Is a very efficiently setup operation. We fabricated the walls at the shop and cut all the ply for the floors and roofs and had everything set as a lot for the builders. We even built all our own trusses and certain styles of doors at the shop. Built just like a house with 16 or 24 on center depending on the level of shed you purchased. Steel C website runners for the floors, 3/4 tongue and groove ply for the floors, 1/2 ply for the roofs. That was 15 years ago. I still have a tuff shed door as my basement entry (bilco style).
Always check local building codes before jumping into something like this, sheds often aren’t built to code as a living space. Also, the windows are usually only single pane so you’ll need to replace those, add electrical, plumbing, insulation in floor, walls and ceiling, flooring, toilets, showers, cabinets, base and trim, lights, sheetrock, paint. You’ll be in it for probably more like 35k once you are done not counting site prep/ leveling and running electric and plumbing to it. These are cool but you could hire a contractor to build one from scratch for about the same price and know it would be up to code with all proper permits.
My husband and I bought a 12’x20′ “garden shed” w/ rhe double doors and windows on each side 8 years ago. (We were both 72yrs old.) We insulated and sheet rocked it ( 1 large room) and moved in with our camping furniture ( homemade). Water was a hand pump 20ft from the “house” and didn’t come into the house for 2yrs. Our electric issolar power that we brought from our last residence (a rental – solar was ours). We changed out the double doors for a residential door and put 2 windows on the back wall opposite the front 2. Over the years we have added on to each end of the original bldg, got water into the house and sewer hooked up. (We had help with the plumbing) . We now have a 12×42 ” tiny home”. The reason I have written this is to tell you you can have most anything that you want as long as you are willing to work for it and have decided on how much you can live without. Start downsizing in your current home first -:). Granted, doing what we have done is not for everybody but you’d be surprised at how much “stuff” you really don’t “need” to be happy. As for shed companies we recommend Derksen buildings.(This was not a commercial for Derksen lol.) We have 4 out-buildings, all Derksen made. Our house is not one -:( You live and learn.
You missed reading one of the most important features of this shed. It has lifetime dimensional shingles on the roof. That right there is a big worry off the mind of folks. Thanks for the article. This is food for thought for any of us with a mind to downsize and get out from under a mortgage. We can use all the help we can get these days to make ends meet.
I can definitely see the potential. Nice little kitchen with a small table off to the right of the front door. Small bathroom installed on the opposite wall. Stand-up shower to save space. Two person couch right up against the wall concealing the stairs. Roomy bedroom, maybe a small walled off office too.
I sold a couple properties in 2020 and I’m waiting for a house crash to happen so I buy cheap. In the meantime, I’ve been looking at stocks as an alt., any idea if it’s a good time to buy? I hear people say it’s a madhouse and a dead cat bounce right now but on the other hand, I still see and read articles of people pulling over $225k by the weeks in trades, how come?
I can tell you from experience, yes, sheds are becoming the way to go for tiny homes, but you have to really need to do your homework. I found that Hickory Sheds Inc are the best built for the turning into a home, but just remember, the cost of materials, wiring, heat and cooling units etc. Will cost about the same if not almost double of what you pay for the shed’s, I’ve done 3 of these and can tell you that it’s critical to treat the site area with the strongest non toxic weed and grass killer you can find, then line the area with doubled black barrier tarp, then and stone and level everything as you go.
My husband and I bought one that was the model before this one in TN and had built on a piece of land we had on 321 where we parked our RV. Ended up being a house when we both got injured at work one month apart. It was a great building but u need to be there when they build it. We paid for the sheeting they put down before shingles. Ended up the guy didn’t put it down and when shingles blew off we sent pics to Home Depot. The man had to come redo the entire roof and pay for all the materials. My husband turned it into a 1 bedroom 1 bath with kitchen and living room.
Thank you soooooo much for this very thorough tour! I absolutely LOVE IT! I would put a small powder room under the step area and across from that would be a small kitchen. Upstairs would be the master bedroom/bath combo. This is perfect and I know plenty of people who could help me finish the inside. By the way, thank you for the positivity at the end of your article. 🤗
I have a Tuff Shed and I highly recommend them. The product is very well made but the base price is just that. Expect to pay about half as much more when you pick what you want. Also do not use their financing as you pay all interest at the beginning so if you want to pay off early towards the end of the life of the loan you will still be paying about as much as you would have if you paid cash. You will also have to pay more in certain areas due to code especially if you have it built for electric. For a storage building it is great and just add electric on your own after the inspection.
My husband and I bought one, and they came out and built it,not delivered it. The building was set on concrete blocks, made very well, and was very energy efficient. My husband used it for his man cave, as he was a collector. OUrs at the time was thirteen thousand, and we finished it ourselves for around six thousand. Was perfect for his needs.
Great idea! My parents’ first home they owned was a house they made after they obtained 2 garages ordered from Sears on credit that they had delivered to a vacant lot they already owned! A family friend taught my dad what needed to be modified to connect them together and make them into a single house, and then friends of all trades came over for the project to help build it. That was in the early 1950s, and that house is still standing today in 2021. There was a guy in the Realty Investment Club of Houston (they call it the RICH club) that had gotten an architect and builder to design homes and then generate a list of every part needed to build it once the foundation was laid. They had it so that you could just walk into a Lowe’s with a printout (about 3 inches thick) and a delivery schedule – with every single part needed to build the home from top to bottom from drywall to kitchen cabinet doorknobs and all in between! (Wish I could still find that guy!)
We bought one of these Tuff Shed sheds (16′ x 24′) a few years ago for $15,000 installed in one day on their raised steel joists. They came back to install shingles and windows. It included 5 windows and 2 doors. My permits, lot prep, electric, concrete landings, gutters, stairs, and painting added another $5,000. We use it as a barn and workshop. Great building for the money. 😊
I think I lived in one of these. I rented a home a decade ago that I always thought was maybe a converted barn because of how it was shaped and painted, but I think it was this. Same layout and everything. I only had two complaints about it. One, no closet on the upper floor bedroom. I had to buy those cheapo racks and they always fell over. Two, the bathroom ended up being super tiny with only a shower and no room for a sink. Overall it worked out pretty well, though. If I bought this and built it up to be my own home, I’d make those adjustments.
I used to be an independent contractor that would do the installation of these for tuff shed in the Vegas area. If you can name an idea of what one of these might be good for i’ve probably seen it. Mother-in-law suites, man caves, music studios, workshops, pool houses, marijuana grow houses, even once had a rich guy who used one as a dog house after having a kid that was allergic to their dog
Back in the 80’s I bought one of these sheds to put in our backyard. The only difference was I put on double doors on the entrance. I insulated it and wired it with electric power. Even ran a Widow Air Conditioner with heater, Satelite TV a Multi Phone line and an intercome circuit with the house.I plumbed in water and a small shower and bathroom for possibile later use! I used it as my workshop/ Hobby Room and it worked out well. It was normal for me to rebuild engines, tranmissions and even rear ends on some special roll around benches I built for that purpose. When we sold the property the new owners rented out the little 16 X 24 2 story building out to College Students. I had poured a concrete slab for RV parking so they had the perfect income source. I think I paid $4300 for mine!
Note: one guy and I built one of these for about $4000, all in, over one weekend. They aren’t that hard to build, and there are tons of tutorials available to guide you. Caveat: don’t try to build it during a massive price spike on lumber, granted. EDIT: Apologies guys, I should have clarified. Ours was this size, but was two simple roof slopes, one (four plug) outlet, one utility sink, two overhead lights, unfinished inside with only one long work counter/sink. Outside was finished, roofed. Combined experience of guys involved (me and a GC) was about 50 years experience. It was on pier blocks on existing hardscape. We bought unpainted lumber, it was 2011, so we could not do that today. Probably would have cost us 6000 today (more like 12000 earlier this year when lumber was spiked hard). It was a glorious work shed, but it was a work shed. I wouldn’t expect to live in it. You could, but it would take another couple grand (back then) to make it comfortable including with some insulation.
I bought a tuff shed garage. They allowed me to get my own permit and concrete but normally they handle that also. They came to my house with loads of prefabricated wall sections and put it all together. I had a completed 2 story garage in a couple weeks considering delays between phases in the build.
This is awesome. Been working on building a small home now.. but this will be great for the second homeon the same propery.. this will save a good year of work for me.. that price is about what we paid for materials at this point.. and still not completely done.. but this is awesome. Thanks for sharing this. Upstairs is HUGE!
I just recently bought an 8 x 10 Tuff Shed from Home Depot and they were great with the set up. They built it on my property and it was ready within 4 hours for us to move stuff into. I give them two thumbs up. You can choose your paint color and shingle color from what they offer which is great. We didn’t get it for a tiny house, just a storage shed but I just wanted to let you know that they did a great job and I am sure they would do an equally great job with the tiny house. I am sure there financing goes for 3 to 5 years so if you want a tiny house this just might be the perfect way to start.
Oh wow, I love this. We pay a fortune in New Zealand for something similar. I have resigned to the fact that I will never be in the property market, but something like this would be ideal for me and my labrador. I am not greedy nor profit minded, just looking for something to call mine. Property/housing in this country is insane. Renting or leasing is so difficult with availability and pricing. One day… Many thanks for the article Rusty, it really is inspiring.
Not sure how I would be able to turn this into a home because I know absolutely nothing about contracting, plumbing or electricity but it sure has great potential! I love how it’s more spacious and wide open than the typical tiny home. I, love it! I mean you can even stand up on the second level! 98% of tiny homes only have a crawl space up stairs. That’s horrible for the knees. Give it 10-15 years if even that and those who have to crawl around every day on the second floor are going to have some hefty knee troubles.
I bought my current home in a nice small town in Alabama, for only 32k, which included a full extra empty lot that would be ideal to put a pre-built home like this on. The home I’m living in was probably built in the 50s, but very solid construction, new metal roof, 2 br/2 ba, so I’m happily staying put here, but I’d love to have an extra house to possibly rent out on Airbnb. Something like this might be ideal. I live right next to the longest bike trail in the south east, so its a great area for rentals. Hopefully the electric and water hookup costs wouldn’t be too outrageous. I’d probably teach myself to finish the flooring/ceiling and walls, and maybe hire out the electrical/plumbing.
This would be perfect for my husband and I. Unfortunately we do not have a retirement fund and it has been a very difficult few years for us. We lost our home and currently live in our sons basement. Rental apartments in our area our way out of our range. I’m so glad I saw this. This just may be a solution for us.
Having been in the shed business for several years for a company associated with another shed company in Texas I have heard almost anything goes as far as cabins etc… in Texas. In the Mid-Atlantic that is not the case. Having said that I am not knocking this particular shed as it appears to be pretty well built. But it is a shed not a tiny home. You might be able to modify if into a tiny home but I would bet it will be way more work and expense than most people realize. In cold weather areas the floor would need to be insulated which isn’t easy because it needs to be sealed to prevent mice and insects from having access to that insulation and not cheap to do. It will most likely need a foundation which depending on your land and it’s slope could be expensive not to mention plumbing including a septic system and all that goes with it. The finishing out is pretty typical with the exception of all the blocking that will need to be done to hang drywall especially upstairs. Bottom line is as some others have said the $16,000 is just the beginning, you will spend many times that converting it to a tiny home and to be legal in most areas of the country you will have to jump through more hoops than you can imagine. Again, I have had hundreds of people talking about doing this but only a few who pulled it off and only a few who did it legally as a legit Tiny Home. Some do them as a cabin in the woods sort of off the grid and under the county radar but not many as legal homes. Oh! One last thing.
I helped a guy develop his property for people who wanted to live in sheds. Each person bought their own shed. Some left it as is, others finished it.. The size was 14×40, I wired, plumbed, insulated, installed full bath and W/D. It was made with two partial walls at each end, one bath the other bedroom. Afterward, installed solar. Every person who visited the farm wanted a house like that one. Very comfortable and the lady that owned it, worked from home. She had all the power she needed, but for the winter she had a generator as standby.
Our friend’s Tuff Shed roof sagged and walls spread after heavy rains! We pulled the walls back in with come-alongs, Bolted steel cables thru the wall headers, next to each roof rafter with turn buckles in the center for adjusting. Then added an ‘L’ shaped brace above the ceiling and short vertical 2×4’s bracing the center ridge. Also, a mid-wall splitting upstairs into 2 bedrooms helped support the middle of the roof. Building wouldn’t have passed a framing inspection as-is but the guys who built the kit weren’t framers and there was no inspections out in the country… Glad we caught it in the elec rough in stage!
This is what I have as my backyard art studio (no second floor though). It’s been great little workshop for 15 years. No plumbing, simple electric only.. built by tuff shed in Tucson AZ. I DID upgrade the doors and windows, and fully insulated plus muddled wallboard. I think it was close to 10k back in 2007
Here’s a more applicable Latin phrase: caveat emptor, let the buyer beware. Looks like a nice enough shell, but I think that a LOT of forethought and planning on paper is needed along with a rigorous budget will save a lot of headaches and heartaches for people. It sounds romantic like old time pioneers, but they did not have to contend with modern bureaucracy and the usury of banks.
This is impressive! I would add a door in the rear, install hardwood flooring upstairs and downstairs, and maybe even add a window or two. I like to build and you are right when you say you could live in it while building the rest. Just guessing but after finishing it with quality items the price would still be below $30K. If I was in your shoes Rusty, I would seriously think about putting this on a lot somewhere in New Mexico.
Thanks so much!! I’ve been looking at these. My sister’s & I built one for our nephew about 28 years ago now. It worked out great. We put in insulation, ran the electrical & hung paneling too..never thinking one day I would want to really downsize during retirement..things are so expensive these days that it’s foolish for me to live in a 2000 sq ft house alone. I don’t want to spend all my money on another home at this late stage of my life for someone else to live in after I’m gone. Great idea!! Has me thinking.. When I looked at some of the prices of the “tiny homes” 😱 OMG I couldn’t believe it, hell some weren’t even 10 foot wide but at least they had a second floor…BUT… they put a mattress on the floor & that was the bedroom!! You couldn’t even stand up 🤣🤣🤣🤣 going to plan B 🤣🤣🤣
If I was going to use this for a house I would look at putting it on a concrete slab or possibly a crawl space. House wrap is not insulation. You would still need to insulate. It wouldn’t take much to build this to code in terms of framing requirements. Your big added costs are going to be foundation, plumbing, electrical, HVAC. The interior finishes and insulation aren’t that hard to do yourself. Pricing everything out so you know what the finished house will cost is pretty straightforward. The big issue will be if local codes allow you to build this small of a house in the first place. Rural areas are more flexible than cities in that regard.
Really nice shed. You couldn’t change a shed into a home in my town for many reasons. Even buying a prefab or building a small home has a lot of rules and permitting. You also need an occupancy certificate and will want to make sure your home is insurable. If you don’t follow the rules there’s hefty daily fines and the town can just tear it down for non compliance. Big or small it’s a lot of work.
The first thing that came to mind was how many homeless people i could help if I could buy a few acres of land and bought several these to finish . Thank you for showing me this .I’m not wealthy but I’m smart enough to put together an organization or group of like minded people with better resources to get it started . God bless !
For anyone with basic power tools (miter saw, circular saw, compressor, nail gun, etc.) and carpentry skills, the materials to build a house this size could be purchased for about half that price. As for finishing out the interior (sheetrock, insulation, flooring, electrical, plumbing fixtures, doors, even appliances), see if you have a “Habitat For Humanity Re-Store” in your area. These stores sell used and leftover building materials for about half the cost of new, sometimes less. The materials are all donated (often by contractors and manufacturers), and the money goes to help build affordable houses for low-income families. By doing your own labor and utilizing the Re-Store concept, I would estimate that a person could build a similar size home that is fully finished for not much more than the $16,000 base price of the unit featured here.
I have two Tuff Sheds on my property. The way it goes is you choose the color of the paint and color of the shingles. Tuff shed shed will pre paint the walls and the trim. They bring the pieces out and assemble and finish out the shed/building on the location that you want it at. Where I live, anything larger than 10’ x 12’ would require a building permit. Very happy with the work they did.
I was thinking about doing this very thing, later next year. I will be retired, and don’t need a big place. I would just need to add a small bathroom. I could finish the interior myself and pay as I go. I told my wife we will be buying land out in the country so we can garden, and hopefully not be bothered by a lot of city/county nonsense.
For someone who has the land, this would make a great storage shed/guest house. Or a place for a teenager to start living on his or her own. Check local codes, especially sanitation and fire & safety, and don’t draw attention to yourself if you are bending some non-safety-related rules. Best to follow all codes, though.
I own a home building company, and I have a number of issues with this home and this article. That’s not particle board nor waferboard. It’s 7/16″ OSB, which is oriented strand board, and it’s way better than the other two & engineered. OSB is used in construction of virtually all homes in America. It has supplanted plywood as the go-to material for sheathing and decking. Speaking of OSB, I can’t tell if there’s any OSB sheathing on the walls because you can see the vapor barrier there, but you’re supposed to put the OSB on after the framing is done and then put the vapor barrier over the OSB. You’re also supposed to put plastic flashing at the bottom of the wall to protect the sill plate. That flashing goes behind the OSB and at least 6″ up the studs. Also, house wrap is only a vapor barrier and provides only appx R-4 insulation value, and you need minimum R-13 in walls. Vapor barrier is typically not described as being insulation. Those shingles are not composite, they are typical asphalt architectural shingles. On a house like this, you can get by with 20-yr 3-tab shingles and save money. 2 x 12 floor joists is very old school, but they should be 12″ on-center instead of 16″. I also can’t tell if that is proper 3/4 inch T&G OSB subfloor upstairs, and it should have at least a 100-day no-sand guarantee and be glued down as well as nailed with ring shank nails. These are not proper door & window headers. A proper header for a 36″W span should be a vertical double 2×6 with a horizontal top and bottom 2×4 plate.
I’m a retired elec contractor… 16×20 2 story is about 600 sq ft. 1 Day install but YOU do your foundation; plumbing/sewer; on-site temporary power; etc… Given cost of lumber these days, That’s a bargain! Includes delivery, build, outside paint, roofing… Dried in, ready for wire, plumbing, heat/air, insulation, sheetrock, cabinets, paint and flooring. 2 bedrooms upstairs need framing as well as bathroom(s)… Total cost of finished home, about $40,000 is around $67/sq ft.
They deliver it to the spot you want,And unload it, They usually set it on timbers or concrete block or it may already have the boards on the bottom. A lot of people set them on a gravel bed or something like that. But they probably won’t set it up if They can’t get to the spot because it’s muddy. Nice sized shed. I framed Houses for 15+ years, This Shed looks ok, considering how pricey lumber and materials are right now. It’s pretty Roomy. 🤔👍
My dad built a 2800 ft² home by himself just on weekends. And not every weekend. It very very little help from other people he poured the basement himself. He had a little help with the Holding up the framing from his mother. And then did everything else himself. It took him 4 years. And he lived in it for 50 years.
We live in a 60-year-old old suburb of Northern Virginia, in a house that looks just like this. We love our “tiny house” it is perfect size for my wife and I (no kids). Sadly most of the homes like this are being torn down and McMansions built in their place. Developers don’t want to build small homes like this anymore. Not enough profit in it. 😭😡
States are doing double time making ordinances restricting the size of homes to no less than – way bigger than tiny home size, which infuriates me. Smallest I found was 900 sq ft, heated floor space, in N Florida in areas where the land is FAR from developed (in any way.) I finally had to settle for run down fixer-upper at my county’s minimum of 1250 sq ft. Plenty big enough for me to never be able to fix it up myself. :/ Also, I’m pretty sure this state (GA) won’t allow it as a residence if there’s not two ways out but I think HD will put a shed-type door on the side if you wish.
Actually, this caught my eye immediately. For $16,000 it’s not bad price. But then I got thinking… there’s still a lot to do. First, you would at least need to put it on a concrete foundation. Insulate the walls, sheet rock, electrical wiring, plumbing, and then have it either hooked up to your city’s sewer system or have a septic tank and lateral field put in. Cabinets, toilet, sinks, etc. Not to mention having an heating and air-conditioning system installed with duct work. I have a feeling by the time all this is done, you’re looking at a hefty price. Still, cheaper than what you could probably buy new, once it’s all completed. With the price of housing, this may be the way to go. Great article! Thanks for posting it. Gave me some thoughts.
I got a 16x16x16 accessory building with loft from Lowe’s with installation included for about $8,000 back in 2004. We extended the loft into an full attic then electrified and insulated it to make a man cave/home theater. I’m currently preparing to stay in it after being displaced by an EF4 tornado. 🙁 At least it’s cozy. Well, it was before it got stuffed with things salvaged from the tornado damaged home and suddenly you can’t even move. I’m forced to stay in a rented workshop against the lease until I can get all the stuff sold and move my work into the old man cave. Tornados suck but these small buildings are awesome!
Anyone wanting this exact same building in south Alabama or northwest Florida for 15k$ delivered and set up please contact me and I’ll upgrade it to real plywood flooring and walls and roof decking as well as use strapping and hurricane clips and throw in 3 extra windows.. No crappy 7/16 osb anywhere… Fully vapor barrier wrapped.. Properly nailed according to building codes and no shortcuts nor cheats in the build … 16k$ for that shed is a full on ripoff and any buyer will be sadly disappointed as soon as they realize what they paid 16k plus 1600+ taxes and any upgrades for…
30+ years ago a friend and I used to build these. Usually much smaller but we would also do the metal carports and whatever. Most of them were made in the shop and put on a truck then delivered. Any time there was no easy access to the location they would just drop a pallet of materials off and we would build it on site in a day, maybe a little longer depending on the size. No power tools except a skilsaw. Everything was a hammer and nails. It was a lot of fun and paid the bills. I don’t think anyone bought one to live in though. If I had to now I would just use an RV.
Great idea from days gone by, when your house was advertised in the Sears Catalogue and was delivered by train. You and your neighbours put the home together. They are building tiny houses now so you can add on to it an extra room, etc, or a second floor. They tell you to buy a larger piece of land so you can expand. You have to work it all out so you know the full price. If Home Depot sell these and they become successful they should make a deal with electricians and plumbers in your area to give you a deal in doing the work on your house. So you have to buy the land, pay taxes on the price to buy the house, pay for trades men, pay property taxes. Obey all the laws where you build it. By the way Home Depot is also in Canada, in a major city near were I live they say the prices of houses will go up 11% this year.
If you price out the individual cuts of lumber in that structure you’ll see you can build it yourself for around $3500. It would take you about a week of your time, though. I’d want some different windows on the upstairs level. And remember you need 2 exits in most locales to qualify as a living abode.
As a Tuff Shed owner (my art studio is a 10 x 18) the one thing I did wrong was not mitigate the damned rat access and have a proper base. At night I hear my current (there have been many over 10 years) furry resident doing what I can only imagine is heavy construction! I did end up drilling a 3″ hole in the floor about dead center, and occasionally drop rat poison blocks in. It works for a while then someone new takes up residence. In the winter they haul bird seed from my feeders ant I have this little brown trail of footprints in the snow from the tree and back… I love animals, and even had a pet rat (who was wonderful btw) but disease and destruction and pests are my concern. Definitely have a proper rat proof base or at least give yourself a way to stick a power sprayer wand underneath so you can “discourage them” from taking top residence!
This shed has a lot of potential. The buyer would need to keep in mind they’d have to put in insulation, put up sheet rock, install the electrical, install the plumbing, put in flooring, paint the interior. There’s a lot of costly things that have to be done. To do it right, not cutting corners I wouldn’t think it’d be cheap. Really $16K is the starting price. This would be nice for a single parent with a couple of kids or someone who’s single.
I really like that not so much for a tiny home but for a cabin it would work perfect on my land as a hunting cabin. I can do the plumbing and pretty much everything other than the electric myself. The one thing I see I would do is upstairs in the rafter system the way they got the rafters together nailed together I would probably scab some two before or two to sixes across the top and make it a little more sturdy. Other than that it looks awesome. Years ago a friend of mine bought a building like this from Lowe’s and they basically bought it out and he had to assemble it so I would really be curious as to what setup means. I recently bought a 10×10 utility building and they bought it out on a truck and basically the walls were already done the floor was already done they put all that together like a big puzzle and then they built the roof system and shingled it that’s probably what they do with this is it comes out mostly assembled and then they put it all together like the old Wausau modular homes.
Lived in something similar for 4 years. It was a 24×12 she’d we converted into a small home. 2 toddlers, a 7 year old, my wife and I. Built a 20×30 that we are living in now that feels like a mansion in comparison. Plan on adding a second floor over the entranceway in a few years so my kids have a but more room to themselves.
Its crazy that a 640 sqft house is “Tiny.” Somwthing 60sqm would be a large apartment here in Ireland and our first house was a two bedroom about that size. Sure, it wasnt huge, but it was very livable and utilities weren’t bad. Our significantly larger current house is 119sqm (1,280sqft) 71sqm (750sqft) or so is the ground floor and it has loads of character and space with careful decorating. I think smaller houses are an excellent idea and safe money and headaches
Thats incredible value. Here in the UK, you would not get half of that for double the price. Locally to me, s 2 bedroomed flat (entry level home here) is costing today £145,000 $194,450 !!! Thats why in Bristol UK, people ate now living in the back of vans, lorrys, tents etc And to think we call ourselves a civilised society.
I went to check it out with my family and I’ll tell you what …!… it’s seriously solid! If you were in a place in your life where you had to start over inexpensively – this is the way to go! Think little house on the prairie – it’s not huge but sufficient for a small family. That wall before the stairs to the side wall can be taken out and expanded on the bottom floor easily – this thing is awesome 👏
I loved this idea before it was cool. I loved it when it was crazy. And now I’m close to 50 and I don’t have shit……and this is depressing. A nice space for a bedroom upstairs. Open up a nice sized star gazer sky window. A small living room and kitchen downstairs. It’s easy to maintain and cheaper to heat and cool and sooooo cozy . A nook for a toilet and shower. A little under the steps space for a small hot water tank. I mean I can see it. A tiny fridge for 1 person. If guests come we can go shopping or eat out. I love it. The sofa can be a pull out and upstairs maybe I can squeeze a tiny toilet. But this is perfect. In my mind I see an RV type furniture that is versatile. Sollar panels. Extend the porch. Small footprint. Sigh fml
Has anyone actually gotten one of these sheds permitted as a livable residence? Because I can tell you everyone I know who has tried to make a “tiny home” out of a shed like this got stopped by the local government who refused to issue any permits for them and threatened to fine them for every day they were standing without a permit. Not exactly a fun experience for the people who tried.
On this day in history: 1864 – The destruction of Atlanta began 1954 – Ellis Island closed 1962 – The Beatles appeared at the Star Club, Hamburg, Germany, sharing the bill with Little Richard 1966 – The Monkees debut album started a 13-week run at No.1 on the US album chart, selling over 3 million copies in three months 1969 – Seymour Hersh breaks My Lai Massacre story 1979 – Jimmy Carter shut down oil imports from Iran 2001 – The three living former Beatles met for the last time at George Harrison’s hotel in New York City for lunch. Harrison died two weeks later at a friend’s home in Los Angeles on 29 November 2001, aged 58.
It’s great for a base. Figure about double that price to finish with insulation, electrical, plumbing, HVAC, kitchen, etc. Then you need to find out if it will pass the inspection requirements of local city hall ordinances–building division. My estimate is about 50 to 60 grand for a fully finished mini-home for a 320 square foot structure. 150 to $180/sq. ft. fully built with all appliances and a bathroom. Then again you could just leave it as a huge barn.
My Mother-in-law bought one exactly like this 15 years ago to use as a cabin and the roof leaked like crazy. If you are going to buy one of these and use it as a home, the first thing I would do is make sure the roof is solid. My mother-in-law drywalled the inside of hers and it was ruined a year after from the leaking roof. Just a heads up from experience.
I built a 20 x 20 tiny house for a friend of mine a few years ago. All in it was 16 thousand. It took me about 6 months to do by myself. i did hire an electrician to hook up the power, dont like to mess with panel boxes. I used a lot of old cabinets she had and a giant 4 x 12 foot mirror she got from a bar that closed and cut it to make a 10 foot long island. Came out amazing. We live in panama city beach and she was renting it out for $800 a week during the summer months. Paid for itself very quickly.
Good price no doubt, but with everything else that you would add to such as a mini split, flooring, toilet, plumbing etc… you’d be looking at a 30-40k shed. For some people this would work if you could do all the labor and can find cheap prices on the products. If you add another 20k to the total outcome it would be like 60kish and you could build an improved tiny home to your liking and more long term for sure. Good shed for certain circumstances.
What a great way to have a second building on your property. I wonder if you bought all the lumber and hardware for that same building of you could build it yourself for the same or less price. Also, I understand what he’s saying about the chip board (oriented strand board), but there’s nothing wrong with using that product for that application. Yes there are better products, however OSB is made from waste material and I’m all for that.
I visited an apartment for rent in Berkeley that was literally smaller than just that first floor. Both the “living room” and “bedroom” were so small the door swinging open took up most of the usable space. The “kitchen” was a wedge barely wide enough for the fridge door to open, one person could shimmy through. $900/month, 10 years ago. Rent has tripled since then in that city.
What you are calling “particle board” is actually “oriented strand board” or “OSB”. It is much better than particle board but not quite as good as plywood. I used to build storage buildings very similar to these. Before lumber prices spiked, I could buy the materials for something this size for around $6000. Great article walk through. This definitely would make a nice “tiny home”.
You have to keep in mind that a lot of states require a foundation and other ridiculous regulations. You can’t just buy a piece of land and sit one of these up and be good to go. I tried it like seven years ago and I gave up because it was ridiculous what they required. Today it’s probably even worse. I’d stick to an rv on land, but then you’ll get homeowners association and other people knocking on your door with regulations/ makes neighborhood “look bad”
As they often have the current trendy “Tiny Home” tag, I’ve seen people paying trendy prices- often double or triple the price per square foot compared to their local housing markets; this never made sense to me, never struck me as a “deal”. Taking into account resale will likely be low once this trend blows over. This little number is about $47/sq ft, leaving a nice margin for finishing and still make it a bargain in most markets. All that’s left is convincing the mother-in-law it isn’t a shed!
Here in New Zealand the average house price has recently reached an unaffordable 1.1 million dollars and even the price of removable homes has skyrocketed along with the price of moving them, its now a struggle for two income households to buy a house and of course because of this rents have increased my workmates daughter was paying $620 a week for a two bedroom home and just moved back in with her parents to be able to save, these would be awesome here for single workers or families that have the land space to help the kids out but the divide between the rich and the rest here has never been greater sorry for going off track, thanks for the article friend
Depending on local laws and how it’s finished something like this could be an interesting cabin. If you only plan to have a few people stay there at a time due to limited space inside. But there are some decent ways to go about getting heat, hot water and power if desired. Would just have to make sure everything is installed to local code requirements.
Nice thing, if you want a second door, just follow what the front looks like. I built a shed for my mom, but it wasn’t that fast. It was 10×8 and cost about $2,000 with repurposed materials and deals, plus my labor. It’s only single story and a tin roof. Check what the ground has to look like and if you need building permits, because I think you’ll have to make sure it’s level. I’d want to talk to the installers, because Home Depot employees, or the customers, lied about what we’d do when I worked there.
I’m really wondering what it would take to make something like this liveable, particularly in a place with long, cold, snowy winters. I’m potentially about to find myself in a “reno-viction” type situation. There’s nothing (and I mean absolutely nothing) available to rent where I live and work. Buying conditions are even worse, not as though I have enough cash in hand to put down. I’m honestly terrified, not knowing what’s to come. My husband and I were both homeless as kids/teens and worked like hell with zero support except each other to get to where we’re at now.. I’m absolutely distraught at the thought of all the trauma we endured and the possibility that our little one could be caught up in that hellish instability. Having no family or real support system never gets easier.. Anyhow.. I want to give him a stable place he can call home. So if there’s any advice or information anyone can offer on the real costs of getting one of these set up, assuming of course that we’d do all that amateurs are capable of doing ourselves, it’d be greatly appreciated. I’m sure it’d beat an old rv or the like.
They had the barn ones like on the sign outside this one for 10k at lowes. I liked those better because had a single side door and double front. You could build a porch yourself and I liked the idea of being able to open it up more in good weather. Never got it but thought just as a off grid weekend cabin idea.
I’ve looked at these multiple times at Home Depot and thought about what would need to be done to turn this into a proper home. One thing that would need to be done to meet fire codes would be adding another form of egress. I think my choice would be to cut a door in one end of the upstairs so that a person who gets woken up from sleep by a smoke alarm would have a way out.