Name of Plan
hOMe 24′ Version
Number of bedrooms / sleeping areas
177 sf (plus 72sf of loft space)
8’ 6” x 24’ 6” x 13′ 6″
APPROXIMATE Cost to Build
Turn Key: $59,000+
Over the years, we’ve been asked again and again to create a version of hOMe that’s 24′ long in addition to the original 28′ version. Simply slicing away 4′ of our favorite home design wasn’t that easy, so it took us a while to create a new design we loved. We are happy to say that we have done just that and we’re excited to list the design here for the first time anywhere.
A detail that drove our design was something that we wanted to preserve from the original hOMe: how bright and spacious it feels inside. The first thing you’ll likely notice when you enter the 24′ version is the tall ceilings in the living area of the tiny house. The ceilings draw the eyes up and make the space feel quite large. The living area is an open slate, defined by windows, the entry door, and a suggestion about the placement of the entertainment center. The idea is that the space could be used in a myriad of ways, and we want you to decide exactly how your personal space should feel. After all, it’s your house!
The living area in the hOMe 24′ tiny house gently gives way to the galley kitchen and the bathroom beyond. The central location of the plumbing helps to keep construction costs low. The kitchen itself has a range/oven, refrigerator, storage, and a washer dryer stack unit.
Stairs to the sleeping loft rise to the landing area above the washer/dryer and fridge, helping to conceal the utilitarian aspects of the kitchen and providing safe and comfortable access to the loft. Because of the shed roof design, the sleeping loft has plenty of head room, even for a tall person. A queen sized mattress allows for plenty of room to move around when getting in and out of bed. Dressers can easily be used to provide enough storage space for two adults.
Just beyond the kitchen in the hOMe 24′ tiny house, you’ll enter the bathroom where you’ll find a standard sized sink with two drawers of storage below and a medicine cabinet above. A standard shower stall is large enough for a conventional showering experience. The composting toilet is made by our favorite toilet brand: Separett. A tall floor-to-ceiling cabinet is large enough for any extra toiletries and towels.
Building (Exterior & Interior) Elevations
Fully Dimensioned Floor and Loft Plans
Door and Window Schedule
Plumbing Plan (SketchUp Perspective Drawings)
Building Sections with Detail Call Outs and Elevations
Stair Construction Details
Tie Down/Trailer Anchor Details
Roof Detail Sections
Unlocked SketchUp Plans
How to Read Construction Plans Short Video
200 – 400 sf
Car Hauler Trailer (bed in between wheel wells)
Stair Access (traditional concept of stairs)
Yes (in living area)
Full Size Appliances
Full Size Lavatory
Natural Insulation (cotton, wool, Roxul, etc.)
Long Side Location
Standard Entry Door
Although we get our fair share of winter in the mountains of Oregon (and I’m talking 3′ of snow at a time kind of winter), we still don’t live in a truly cold climate like some of our friends in the Great White North! As such, you may want to consider building with SIPs for the envelope, including the floor system to eliminate thermal bridging and to increase the R-value rating of the structure.
We are off grid on our property. Our electricity comes from a 1,600watt solar system that charges 4 deep cycle, high quality batteries. On cloudy/rainy days, we charge our batteries with our generator. During sunny days, this system is enough to run an electric fridge, charge our 3 laptops, power our LED TV, run our LED lights, power our tiny vent fan for our composting toilet, charge our toothbrushes, and run a VitaMix and other kitchen appliances.
We had a well drilled on our property that provides us with our water. We use our solar system on a sunny day or our generator to power up the well pump, which sends water roughly 75 vertical feet up a hill above hOMe where it fills a 1,500 gallon above ground storage tank. Gravity does the rest of the work for us and provides us with decently pressurized water for hOMe. We fill the tank every 5-6 weeks.
With a propane instant hot water heater. It is an Eccotemp FV-112LP. Having never owned a tankless system, we are amazed at how well it works, especially for its price point, which is very reasonable. The Eccotemp is stored inside our utility closet which stands between our kitchen counter and eating/working desk.
Since we live rurally we use propane. We have two 100 gallon propane tanks which are filled every 6-8 months. We opted to go with such large tanks because our winters can be severe and our driveway is steep. We wanted to make sure we had enough propane to last us for several winter months in case the propane delivery truck couldn’t make it up our driveway because of snow and ice.
Yes, hOMe is located on 5 rural acres in Oregon.
The 24′ version of hOMe includes the use of a mini split system. These units are effective, quiet, and energy efficient. They provide both heating and cooling for the hOMe.
We live in the mountains and we have no neighbors who can see into our home so curtains are not necessary; however, one could easily add curtains to the house for privacy.
We used a product called Iron Ply, which is actually a substrate for vinyl flooring. It is super light weight, very inexpensive compared to all other wall paneling options and easy to work with. We created gaps in between each panel by placing joist hanger nails at the edges of each panel to hold a consistent gap. We didn’t want it to be too big but also it couldn’t be too small. We attached each panel with adhesive and finish nails. We added a couple coats of finish paint over a primer to get the look we were after. We are super happy with how it turned out and that we saved at least 75% over what we would have paid for the expensive modern paneling systems that our system imitates.
We use a composting toilet made in Sweden called the Separett Villa. After trying several other options, we were thrilled to find this toilet and cannot recommend it enough!
The plan has space for a washer/dryer stacking unit to fit under the sleeping loft, as part of the galley kitchen. Including a washer/dryer in the kitchen saves money by keeping plumbing close together and is very popular in European homes.
Zoning ordinances are changing across the country as tiny houses gain popularity. I don’t know what the local zoning ordinances are in your area so can’t say for sure what’s possible for you. I can say that local resources are your best ones. Call your local zoning and building departments (anonymously at first) to let them know that you are thinking about living in a tiny house. See what they say. If they have concerns, write them down. When it comes time to formally approach them (not anonymously), come with answers and solutions to each of their concerns. Another option is to ask for a variance if they don’t have anything in the ordinances to support you living in a tiny house. Finally, you can join the efforts of others in the tiny house community to help bring about change in building codes and zoning ordinances in your area.
Though in an ideal world, no one would have to get financing for their tiny house, sometimes that is a necessity to make the dream come true. Because tiny houses are becoming more popular across the country (and world), lending institutions are starting to pay attention. Start with local resources like credit unions as they tend to work with projects that inspire change in their community.
The emphasis on the name “hOMe” is on the “OM”, which is a mystic syllable and often used as a mantra to obtain states of inner peace and calm. Because making the move to tiny was synonymous with us making a commitment to our inner joy and peace of mind, the name “hOMe” was born.
There are families living tiny with kids, so the answer is definitely: YES. If you want to have a moveable tiny house that may be more of a challenge; however, anything is possible and many are finding success with this approach.
The estimate weight for the 24′ version of hOMe is around 15,000# (including the trailer) though that varies from region to region and on what building materials one uses. You will likely need a 1 ton pick up truck to pull hOMe but may be able to use a newer 3/4 ton truck. Check with individual truck brands to see how much their vehicles can pull.
For us to build the 24′ version would cost somewhere around $28,000. That includes everything from the composting toilet, cabinetry, appliances, furniture. The only things not included are the beds and personal belongings in drawers.
We have insurance from Darrell Grenz Insurance in Portland, OR who brokers it with Lloyd’s of London. Other insurance companies are available for your tiny as well.
Our hOMe has a 2/12 slope. In most cases, the lowest slope will be determined by the roofing manufacturer specifications. You can usually go fairly low with metal roofing and some extra attention to the deck preparation (roofing felt or adhesive). That said, anything much less than 2/12 is at risk of leaking due to wind driven rain.
Title Page with:
Wall to Floor Connection Details
Wheel Well Construction Details
Loft Floor to Wall Construction Details
Stair Construction Details
Tie Down/Anchor Details
Trailer Frame Overview
Loft Floor Framing Plan
Roof Detail Sections:
Construction Details Showing the following details:
Window Jamb Details
Window Sill Details
Door Header Details
Door Jamb Details
• Exterior Elevations for all sides (maneuverable to tour hOMe exterior)
• Interior Elevations from several angles (maneuverable to tour hOMe interior)
• Building Sections to show framing and interior space relationships
• Detailed Framing Sections
• Dimensioned Framing Layouts for each wall
• Dimensioned Subfloor Layout
• Dimensioned Trailer Floor Frame Layout
• Stair Construction Details
• Dimensioned Rafter Pattern
• Individual Step “Video”
• Plumbing System Layouts/Plan