When planning for your Modern-Shed, there are some key things to keep in mind when it comes to adding electricity and plumbing to your shed.
A Modern-Shed with an electrical framing package includes:
- All wall studs pre-drilled for “roping” (running the electrical wiring throughout the walls), making it easier and faster for your electrician to do their work
- 1 ceiling chase in the center of the roof panel to allow for the wiring of a ceiling light. We also offer the option of adding more ceiling chases. Our panel system for the ceiling is a fully enclosed and insulated box panel with no access to the interior framing of the roof panel.
- Wall framing next to a door to allow for a junction box for exterior light
Differences to expect from traditional building:
Due to the panelization process where two panels come together, it is not always possible to put the junction boxes or switches in the exact desired location.
For wall switch and exterior light, due to where panels come together, and the desired location of the door (particularly if in a corner), it may not be possible to put a wall switch or exterior light in the exact desired location, such as right next to the door because of wall framing members required by the building process and panel connection.
The determining factor for the ceiling chase will be the overall length of the roof, which determines the exact center, left to right. If the center of the building falls in the same place as the location of a ceiling joist, then the electrical chase will need to be on one side or the other of that joist.
Our design professionals work closely with you to help determine locations of these items to obtain as close to desired location as possible.
If you desire plumbing in your Modern-Shed, there are elements which must be considered due to the Modern-Shed unique floor system.
We use a 4X perimeter beam directly below the wall framing that cannot be drilled through. Location of the plumbing elements must be taken into consideration.
First, it is important to understand the three elements of plumbing:
1. The supply (incoming water) for hot and cold water from the source feeding the sink, toilet and shower.
2. The drainpipes for the same three fixtures. Keep in mind that water / waste exiting a toilet is considered black water and must be drained into a sewer or septic system.
3. Venting for the items in item 2 above which must be hidden within a wall cavity.
Typical plumbing would have the supply coming through the floor and into the wall cavity and the drainpipe for a sink would typically go into the wall and through the floor via the wall cavity which would also carry the venting. The toilet and shower would drain through the floor and connect within and between the floor joists.
In a Modern-Shed, the designer and plumber must consider the location of our perimeter floor beam which sits directly below the bottom plate of the wall and is typically a 4x beam which cannot be drilled through.
In order to design the piping routing and locations, there are three design solutions to the scenarios. Considering the drains first, the drains can go directly through our floor system and connect below the floor. Our floor system is fully enclosed and insulated therefore the drainpipes cannot connect within or between the floor joists.
It is of utmost importance that the location of drain holes for shower and toilet be determined before fabrication so we can pre-frame the floor panels to accept the drains, if by chance the design calls for the holes to be directly above a joist or where two panels come together. If this were to be the case, we custom design the floor and provide a schematic for your plumber to locate the exact spot where the toilet and shower drains need to be.
The supply line for the toilet can come through the floor inward of the floor beam since it resides next to the toilet unlike a shower or sink which reside within the wall cavity.
For the sink and shower supply lines, there are three solutions:
1. The full height of the wall where the plumbing wants to go can be made thicker with either 2×6 or 2×8 studs to accommodate the space required to drill through the bottom plate of the wall and not hit the perimeter beam.
2. The wall can be thicker only part way up from the floor to accommodate the supply line and vents. This would create a handy “shelf” behind the sink and toilet.
3. Normally there will need to be an interior wall with a door for the bathroom and the supply lines and venting can reside in that wall, depending on the door location, particularly if the door is a pocket door. A barn style door could be used if necessary.
It will be important to familiarize yourself with local building codes by working with your local plumber and then working with your Modern-Shed design professional to achieve the best design possible.
It’s no secret that the nation is in the midst of a housing crisis. Rent and the price of a home are rising, creating a problem not just for the most vulnerable people, like the chronically homeless, but also for the average worker, the middle-income earners who are finding themselves priced out of the market.
Here at Modern-Shed, we don’t purport to have all of the answers, but one thing we’ve taken notice of is the onerous obstacles that prevent property owners from building rental housing that could alleviate some of the problem.
“In some places in Washington state, you can’t find anywhere to live where the rent isn’t astronomically high,” says Modern-Shed general manager Tim Vack. “Often, it’s the zoning laws of the county. If we could change the zoning to allow accessory dwelling units (ADUs) on a property, more residents could build a rental unit on their property.” Continue reading
OLYMPIA — Two years ago, every single room of Olivia’s three-bedroom, ranch-style home in western Washington was occupied.
The mom of two worked from home and she needed a solution. Enter Modern-Shed.
“I have a house that is basically perfect in terms of the location,” Olivia says. “It’s near the school district, it’s near the city, but not in the city. But it’s really small. I needed an office because I was tired of working on the dining room table.”
The single mom worked from home as a psychologist and creative writer, and she dreamed of some day building a tiny house.
“I was looking for local and affordable options,” she recalls. “I had been toying with building a tiny house for a long time and even taken workshops from Jay Shafer and from Dee Williams with my dad. But it would take all year for me to build one. Since I didn’t have a handyman in the house who wanted to do that with me, I decided that prefab made a whole lot of sense.” Continue reading
PORTLAND — Within the first year that Steve started his consulting business, he knew he needed to find a space to work outside of his house.
Steve and his wife, Michelle, and two daughters live in a three-bedroom Portland home built in 1912.
Steve works in accessory and product design, with his hands on everything from watches and eyewear to other wearable technologies for brands like Nike and Timex, while Michelle designs and creates handbags and clothing.
“I was working in our finished basement, which is a nice basement, but there was a lack of light and still, it’s in the basement and it’s in the house,” Steve recalls. “I started looking at renting spaces or doing a prefab build. My goal was to get a modular system I could build myself.” Continue reading
San Juan Island — In an ideal world, Tom wouldn’t have purchased a Modern-Shed.
The Portland-based attorney loves to build things and enjoys having his hands on a project, so when he began considering building a home office on his family’s property on San Juan Island in Washington, he would have ideally liked to build the office himself.
But, we don’t live in an ideal world, and Modern-Shed helps our customers wisely and efficiently use their time so they can have the types of spaces they’ve always dreamed of.
“I really like building things, but I don’t have the time,” Tom admits. “I wanted a quality product that could assemble very quickly. That was the key criteria.”
We have several Modern-Shed customers who have capitalized on this trend.
In San Jose, Flora and Jeffrey initially built a Modern-Shed guest room to accommodate Flora’s sister, Fauna, who was staying in the area for college, but when Fauna graduated two years later, the couple started making serious money when they turned their shed into an AirBnB.
“I am just extremely happy with it,” says Flora, whose shed sees mostly business travelers. “I’m booked every day … Totally I was not expecting this many bookings … These guests, they come every day, even during the week, they’re here for a day and gone. It’s convenient for me and them … (Now) I’m a stay-at-home mom and a full-time AirBnB host.”
Other Modern-Shed owners rent or book their sheds for guests more interested in leisure.
Marc and Jeanine’s Modern-Shed AirBnB in fast-growing Portland offers exclusive access to the shed and an herb garden, with guests complimenting the shed’s “cozy” factor and noting that it’s “a gorgeous little oasis in Portland,” “central to a lot of restaurants and stores.”
“They are really cute,” Holly says. “My girls love sleeping in the sheds even though we didn’t plan them to be sleeping quarters … I love how the sheds are really multi-functional. People can use them how they want and can say ‘Hey, this is my space.’”
Many more of our customers simply love having that extra space when family comes over, which is especially important to take into account as the holiday season approaches. Continue reading
Now that winter is just around the corner, it’s a good time to talk about how Modern-Shed keeps our customers warm … and, uh, well, cool as well for those living in the hot climates.
We offer all Modern-Sheds with a variety of insulation options best suited to the customer’s needs, desires and permitting requirements.
Above your head: All our standard smaller sheds are priced with a standard R30 rigid foam insulation package in the pre-fabricated roof system. This can be upgraded to R40 and (coming soon) R50 to accommodate extreme cold and heat, as well as to new energy codes that come up. To accommodate electrical needs within the panelized pre-fabricated roof system, one option is an electrical framing package that includes one wiring “chase” in one of the roof panels.
For larger structures that require higher level building permits to accommodate on-site electrical work and on-site building inspections by the local building departments, we offer a credit for an insulation delete option so the customer can use a spray-foam insulation once the inspection and electrical work is complete. We can accommodate any rafter size for the necessary insulation value required by each jurisdiction.
Lopez Island — Judith has had a house on Lopez Island in the beautiful San Juans of Washington state for the past 20 years, but she and her husband, Paul, have always known they’d like a little bit more space to enjoy their lovely surroundings.
“It’s a small house, and we have plans to expand, but I wanted a room away from our house so I could meditate, do yoga and write,” Judith recalls. “We couldn’t afford to do our expansion plan right then so a quickie way to get me some extra space was to get a Modern-Shed.”
Judith had been watching programs on tiny homes, so that’s where she’d gotten the idea to have a small space of her own. Continue reading
San Francisco Bay Area — When you live in a 110-year-old house, you may soon learn that you need more space, especially if you have a growing family.
That’s what Flora and Jeffrey came to learn in 2015, even though they’d started thinking several years ago about building a shed in their backyard.
“We wanted more livable space,” Flora says. “We looked at prefab options because we wanted something easier … Our house is 110 years old and it’s a very small two-bedroom house. We have plans to renovate it by turning the basement into more living space, but that’s a more long-term plan. When we found out we were pregnant with our son, we knew we needed something faster.” Continue reading