Camper vs. Tiny House vs. Garage Apartment vs. Something else?

My family has a vacation home, and the home would be well served by another bedroom. Adding onto the house is not an option. So, we're looking at adding a detached bedroom to the property. 

Basically what we need is a bedroom for 2 twin beds (or, preferably, 2 full beds), a bathroom, and room for a couple of chairs. This would also have to house a water heater for the shower. Whatever solution we come up with will be hooked into the septic system. Not concerned about zoning. 

Keep in mind that we don't need a kitchen in it - at most, it would see a fridge and a toaster. It needs to be comfortable for a couple in their 60's who "like nice things". So a popup camper is not an option; if a camper is a solution, it needs to be well built (linoleum floors are fine, but it can't be "flimsy"). Also, no more than 3 stairs to get into whatever the solution is. 

So, over a 20 year period, what would be the most cost effective way to do this? Seems like we've got the following options, but I haven't looked into cost for any of them: 

• Tiny house, parked on a new slab to be poured for a new garage that will be built (1.5 to 3 car garage, haven't decided yet)
• Garage apartment (new build, figure 1.5 garage spots)
  • Stick built? Pole built? Modular? 
• Build a bedroom into existing 30x50 shop. Said shop also has a bathroom framed and plumbed (i.e. we wouldn't need to pour a new slab)
• Add on a bedroom off the bathroom of the shop
• Park a small camper in the shop

Any other options that I'm missing? 

Your needed ease of entry sort of negates a camper. 

I think the She-shed idea might be best. Make a new bath that is very "accessible". 

Modifying the shop seems like the cheapest option, if the shop can spare the room. It sounds like you'd just need to build a wooden box with drywall inside there, maybe add a heat pump window unit if the shop has no HVAC.

If taking up shop space is not workable, another option would be a single-wide mobile home (although most, but not all, "tiny houses" are a subset of single-wides).

Used camper trailer is the fast and easy solution. I've been surprised at how nice some of the more recent models and how quickly they depreciate. Building a ramp or permanent stairs is easy.

How much of your current shop are you willing to give up for living space? Is it climate controlled? This would be the cheapest option for sure, if you're open to that compromise.

If you're already planning a new garage, a second story apartment over it would be a fantastic investment, though not easy, fast, nor inexpensive.  It would probably provide the most privacy for the occupants though.

If you haven't already, price tiny houses--they're really expensive per sq ft. Building one from scratch is cheaper, but offers no advantages over your other options.

Is there a hotel/motel/airbnb nearby?

My in laws have a vacation house in Montana. And we looked at building on more space for when other people come visit. Unfortunately Montana is far enough away that usage isn't common.

But there is a motel in town 2 minutes away that is lovely, and charges less than $100 per night. 

We chose that over a 30-50k building that would then also need to be maintained, and still may not have enough space if two families (my in laws have two children) are there at the same time.

Robbie said:

Is there a hotel/motel/aitbnb nearby?

My in laws have a vacation house in Montana. And we looked at building on more space for when other people come visit. Unfortunately Montana is far enough away that usage isn't common.

But there is a motel in town 2 minutes away that is lovely, and charges less than $100 per night. 

We chose that over a 30-50k building that would then also need to be maintained, and still may not have enough space if two families (my in laws have two children).

Yeah, there are a couple of hotels, but they're expensive enough that we wouldn't use them because we can set up air mattresses in the living room. There are a few other reasons, mostly involving nobody wanting to stay sober to drive to the hotel, and the fact that it would likely be my parents who would stay in the apartment/camper/tiny house to have an escape from the craziness. 

This place is also only about 3-4 hours away, this year alone I've been up about 6 different times and am planning on at least 3 more before the ice moves in. 

This is a great problem to have, btw - getting to spend your parents money is the best. 

EDIT: Airbnb is literally a 2-3 minute walk down the beach, but unfortunately it is extremely expensive to get a place with bad beds and leaky toilets. We've stayed there numerous times, and even tried to buy them before my parents bought their place, so we're familiar with them and unfortunately they're not really an option. 

There's a few companies that offer prefab "Bunkies" with bathrooms which are basically tiny houses. Or they'll sell you plans to DIY it in the case of the second one linked.

A trailer/camper on a pad with electrical and water hookups is the easy inexpensive button though.

nderwater said:

How much of your current shop are you willing to give up for living space? Is it climate controlled? This would be the cheapest option for sure, if you're open to that compromise.

If you're already planning a new garage, a second story apartment over it would be a fantastic investment, though not easy, fast, nor inexpensive.  It would probably provide the most privacy for the occupants though.

If you haven't already, price tiny houses--they're really expensive per sq ft. Building one from scratch is cheaper, but offers no advantages over your other options.

Sounds like tiny houses are out. Silly things really, they make sense for this application (an extra bedroom and bathroom), but a bizarre phenomenon IMHO. 

We don't want to give up any space, but we can. The place has a 2 car attached garage, the 30x50 (approx). shop, and the "shed". The shed is about a 1.5 car garage, but it needs to be torn down or else it will fall down soon. It is not on a slab. We are eventually going to replace that, and the leading option to replace it would be with a new garage, but that hasn't been decided yet - it may get a Menards/Home Depot shed instead. 

IF you're doing the work yourself, a Versatube structure is pretty easy to build and cheap.  $6000 or so for a 24x24' and it goes up in a weekend with a couple helpers.  That is of course just the steel itself, no pad, electric, plumbing, etc.

What will the insulation needs be?  Climate?  A pre-engineered shed from the parking lot of Lowes or Home Depot might work.  Add some R6 batting and drywall.

I have been an RVer all my life including 6 years as a full timer, so I can steer you in the right direction on brands/years/etc, but always remember that no matter how amazingly built a camper is, it is always engineered for the average camper.... they'll use it on Memorial day, 4th of July, and Labor day.  2 weeks a year, tops.  Single best, hands down, most wonderful camper I have ever owned was a 92 Holiday Rambler 32 FK.  I bought it in 2003 after the previous owners lived in it for 4 months a year, now I used it for 16 years for 2 months a year.  I never covered it, and it has endured Ontario winters completely exposed.  I just sold it this summer.  I never had a leak, the solid oak cabinets never had any sagging doors, the upholstery looked brand new.  The only thing that I did was rip out the carpet and put down linoleum because it finally started showing wear.  I did have to repair the fridge ($70 circuit board), but despite a total of nearly 30 years of abuse, I had trouble getting rid of it, it was that nice.  It was a wonderful trailer.  All aluminum flat skin, aluminum studs, and "real" cabinets.

Contrast that with mom and dad's brand new 2018 Cruise Lite.  They used it for 3 weeks this summer and two of the particle board cabinet doors fell off, the rest of them the hinges are such cheap brass that they are all bent and the doors sag and won't close, the electric awning switch died, the cheapy vinyl upholstery on the couch is already pulling the seams apart, and the LED lighting on the patio quit working.  It is cardboard and paint.  IMO, newer RVs are just appallingly horrific.  The layouts are awful, the materials are absolute crap, and they have more shinola kitchy baubles that all seem to fail immediately.  I go to the Hershey RV show every year.  Last year I looked at what I thought was the best-made trailer on the lot (A Forrest River), and the pocket door for the bedroom had already fallen off during delivery.  I just watched a promo video for a new Prowler 39' luxury trailer and I LOL'd the whole way through.  $43,000 for stick frame, corrugated aluminum sides, and a rubber roof.

RVs are also a bit cramped.  In order to get two double beds, you're looking at a park model of 35-40' at least.  Some of them have a front and rear bedroom.  But no RV will have a bedroom with two beds unless they are twin bunks.  If you're comparing a 1.5 car garage (which would be about 18 x 24'), you have double the square footage as even the largest RV.

Of all of your options above, I would still personally buy an older RV and spit polish it, but I think that would be the worst possible scenario for you.  If you can spare the space in the shop, build in a bedroom.  2x4s and drywall.  Done.  Super cheap, super easy.  20 years on an RV isn't out of the question - especially in a garage, but it will be dark, cramped, and skinny.  Not really a "luxury" option.  Its only real benefit is that it can be moved if needed.

The shop already exists, it's already plumbed, you're building additional garage space in the future, make a room or two in the shop.  It's already under a roof, so construction would be minimal.  If they're in their 60s now, those three steps will only get harder to navigate, but a bedroom in the shop has no steps.

I often think about tiny homes on a trailer, but they often represent the maximum investment in design, engineering, materials cost.  I would rather take an existing, well-built travel trailer or 5th wheel and modify it.

Another suggestion not on your list:  Buy a $2000 decommissioned tractor trailer van and stuff real cabinets and appliances in it.  Buy a gallon of white elastomeric roof goop and make sure its dry.  That is a recipe for an inexpensive palette on which to paint a tiny home.

Garage apartment as always been the go-to for my family and friends looking for extra space at a vacation home.   Your existing shop is an intriguing option, however, especially if it is tall enough for a loft.  You would have to consider who is actually using the space to determine whether they would want to go into/though a shop to access their living space in a vacation setting, although if you may be able to add an outside entrance, tht would mitigate those concerns somewhat.

 Camper would actually be my last choice, tied with tiny house.  (Because of expense for the second option, and crappiness/durability for the first one)  My great aunt had a 30 year old garage that she built on her land in Michigan for a place to stay, and a trailer home she bought brand new 10 years later.   I preferred staying in the garage, hands down. 

The0retical said:

There's a few companies that offer prefab "Bunkies" with bathrooms which are basically tiny houses. Or they'll sell you plans to DIY it in the case of the second one linked.

Great links! Allwood also offers attractive kit houses that look way more upscale than a simple Home Depot shed conversion. This $8K kit caught my eye but these more expensive kits are effectively a home.

In cottage country, this would be a "bunkie". Not that hard to build and there are loads of plans. The bathroom is atypical, however, and I suspect will create as many headaches as the rest of the structure put together. Do you really need another bathroom or just a bedroom?

Tiny houses are just trailers that can't move. Fun from a design standpoint, but goofy.

In your case, I'd be tempted to buy an old Airstream. It'll hold some value, it's easy to move again if that matters, and it's got great style. 

It sounds like infrequent use, but over a 20 year period I don't know that I'd trust a camper trailer or something similar to last. Use the shop since it's already plumbed/hooked to septic and (probably) has no steps. You could work at your own pace and add/modify things easily since it would be sheltered from the elements. And you'd have the perfect place to store building materials until you're ready to use them if you found a good deal or something.

In reply to mtn :

One thing you must realize is that as people age they need more space. For the same reason you can’t use a lot of steps you need much more room around toilets, etc. 

I’m dealing with this now with my wife and her mother.  Walkers are a real fact of life as is grab bars, safety lighting,  room for access etc. 

My wife is only 64  but she’s not long before walkers and wheelchairs become mandatory. Medical conditions change things quickly. Less than 10 years ago none of her issues were present, today an astonishingly great  amount of time is devoted to retaining as much mobility as possible.  Tight bathroom facilities are #1 issue.  

You might be lucky but making a bathroom almost as big as a bedroom isn’t going to be a mistake. 

Oops.  Missed "Couple in their 60s"

Loft option would be a bad idea.   I amend my shop space idea to ground floor, but still with an outside entrance.  It would probably be your cheapest and easiest option.

"So, over a 20 year period, what would be the most cost effective way to do this?" I vote building a tasteful free standing cottage, tailored to your needs? You can watch it appreciate over 20 years and keep your shop space.

Keith Tanner said:

In your case, I'd be tempted to buy an old Airstream. It'll hold some value, it's easy to move again if that matters, and it's got great style. 

Came here to suggest this also.

BoxheadTim said:

Keith Tanner said:

In your case, I'd be tempted to buy an old Airstream. It'll hold some value, it's easy to move again if that matters, and it's got great style. 

Came here to suggest this also.

I came here to say a Spartan, Silver Streak or Airstream trailer.  The Spartans are pretty sharp if stil in original condition.  You can also score a good deal on the cheap Airstreams, aka Avions or Argosy.  

In reply to NermalSnert : you are correct a tastefully designed and built “cottage” would add tremendous value to a home.  Around here they add north of $100,000 to the price of a home.   

They can be a so called Mother-in-law cottage, kids playhouse, hobby shop, garden house,  or art studio. 

Just a thought about putting an apartment in the shop.

Don't know what you do in your shop, but mine sees paint, solvent, and other nasty, stinky  chemicals.  Also, I use noisy air tools powered by a big old 2-stage compressor.

I doubt that it is reasonably possible to seal an apartment in your shop well enough against fumes and noise that it would be acceptable for couple who like "nice things". 

I suspect that an external structure may be easier in the long run than losing the use of your shop whenever they are in residence.

BoxheadTim said:

Keith Tanner said:

In your case, I'd be tempted to buy an old Airstream. It'll hold some value, it's easy to move again if that matters, and it's got great style. 

Came here to suggest this also.

I'm going to politely disagree.  As a life-long RVer, Airstreams represent the absolute maximum RV investment for some of the most awkward, uncomfortable, temperature-extreme spaces.  Within 10 minutes of the sun hitting the aluminum skin, you're in an oven that the A/C can't keep up with.  Then when it's chilly, that skin sucks heat out of it like dry ice.  The cabinets look great until you open them and realize the curved skin behind them won't let you store anything larger than a box of Mac n Cheese.  Don't get me wrong, they are well-made trailers, but you'll pay easily 3 times as much for a trailer that scores about a negative 2 on the ergonomics and comfort scale.

They hold their value because of perceived aerodynamics (which they don't really do well anyway) but for a stationary vehicle that holds no allure.  Actually living in one is a royal pain.  Buying an Airstream as a comfy in-law suite is much like buying a Miata as a family car.

If I were going vintage aluminum trailer, I'd go with a Spartan.

Interesting. I only know campers from the outside.

If this was me I would add on to the shop. Small studio bedroom/sitting area would be relatively easy. Add access to the bathroom in the shop and done. An RV or tiny house will be more expensive and building in the shop will take away from the wonderfulness of the shop.

Even if you don't have building experience this would be fairly easy. Pour footings, insulate well, add a HVAC wall unit, match to the shop. A couple of pictures of the shop and we could give you some ideas of layouts that would work best. I'm thinking shed roof lean to off the side?

google Barndominiums.   Its a thing in Texas. 

https://metalbuildinghomes.org/barndominium/

MadScientistMatt said:

Modifying the shop seems like the cheapest option, if the shop can spare the room. It sounds like you'd just need to build a wooden box with drywall inside there, maybe add a heat pump window unit if the shop has no HVAC.

If taking up shop space is not workable, another option would be a single-wide mobile home (although most, but not all, "tiny houses" are a subset of single-wides).

As an alternate solution if you don’t want to eat up shop space with a bedroom - could you possibly build the bedroom onto the outside of the shop, adjacent to the bathroom? Then you could have 1-door from the bedroom into the bathroom, and another door to the bathroom from the shop.