Small Houses in Atlanta's Cityscape
The demand for small houses in Atlanta has been quietly—but quickly—rising due to the competitive real estate market in Georgia. These houses are priced between $30,000 and $60,000. Tiny homes are especially popular among first-time buyers looking for a lower-risk investment opportunity.
The tiny living movement is gaining momentum across the United States too. More homeowners are opting to downsize to homes that are less than 600 square feet. In Georgia, this trend is particularly prominent. Not surprisingly, our state is one of the best for tiny house ownership. Apart from our beautiful landscape, Georgia stands out with an average tiny home price of approximately $43,819. Additionally, we have a median income of $61,980 and a cost of living index score of 94.64. Our pleasant average temperature of 62.3 degrees Fahrenheit further adds to the appeal.
Typically, moving into small houses in Atlanta requires extensive planning. From downsizing, designing, and constructing your compact dwelling to finding a suitable location and connecting utilities, preparing for your tiny house journey takes time.
But having your tiny house in place is just the beginning. Like any homeowner, you are responsible for maintaining your dwelling. Regardless of size, every house needs care. Whether you're a seasoned tiny house dweller or just starting out, we have expert tips for maintaining a tiny house.
Defining Small Houses in Atlanta
In the United States, the average home size is around 2,600 square feet. A tiny house occupies less than 25% of that space. So what makes these small houses in Atlanta so appealing? For many, they symbolize a shift towards a simpler lifestyle. It allows owners to redirect their time and money towards experiences beyond the limitations of their living space. According to HGTV's lifestyle experts, a tiny house is any self-contained dwelling under 600 square feet. However, it’s worth noting that the City of Atlanta sets the threshold at 400 square feet or less (excluding loft space).
Types of Small Houses in Atlanta
Broadly speaking, there are two main categories of tiny houses, depending on the foundation they are built on. The first type is a tiny house on a permanent foundation. This can be a standalone unit on a single lot or an accessory dwelling unit like carriage houses or mother-in-law suites. When attached to a permanent foundation, a tiny house is classified as a single-family dwelling.
The second type is a tiny house on wheels (THOW). These structures are built on a trailer, allowing for easy mobility. Legally considered recreational vehicles, THOWs often have different regulations compared to traditional housing, which can present challenges, particularly when it comes to parking.
Small Houses in Atlanta Construction and Zoning
Metro Atlanta is home to more than 60 different zoning jurisdictions, each with its own unique approach to land use regulations. These regulations play a significant role in determining how land is developed. They impose restrictions on property use, including aspects such as height, size, placement, density, and parking requirements.
Small houses in Atlanta fall under the purview of these local zoning regulations, which can vary greatly by region. To address concerns about inconsistent construction regulations, government leaders have made amendments to the International Residential Code (IRC) specifically for tiny house projects. However, the challenge lies in getting these amended codes adopted by local zoning jurisdictions. Currently, Georgia cities that have zoning regulations pertaining to tiny houses include:
Atlanta
Chamblee
Clarkston
Decatur
East Point
Hapeville, Roswell
Sandy Springs.
Georgia Laws for Small Houses in Atlanta
In May 2017, the Atlanta City Council introduced amendments to city zoning laws to allow for accessory dwelling units (ADUs), commonly known as tiny houses, to be located on the same lot as an existing home. This amendment maintains the maximum square footage but permits the division of space between the primary and secondary houses, as long as the secondary structure does not exceed 750 square feet. Under this amendment, kitchens are no longer prohibited in these secondary structures. The R5 zoning areas where this amendment is applicable include the following:
Candler Park
Edgewood
Grant Park
Inman Park
Old Fourth Ward
Certain local governments in Georgia actively support the tiny house movement. This has led to the establishment of tiny house-friendly communities such as these:
Cottage Court in Clarkston
Little River Escape in Cloudland
Hummingbird Housing in Danville
Eco Cottages in East Point
The Shire at Mountaintown in Ellijay
Caring for Small Houses in Atlanta
Now that we’ve had our lesson on the basics and technical challenges of owning small houses in Atlanta, let's discuss how to maintain these adorable little abodes.
Roof and Siding Maintenance
Every homeowner should inspect their roof regularly. Clear leaves, debris, and snow (as much as possible) from your roof, especially if there's a skylight. This helps prolong the roof's lifespan and prevents water buildup that could cause leaks. Cleaning also helps maintain the color finish of a metal roof. Take caution—especially with metal roofs that may have spaces between the roof decking—and step on areas with visible fasteners when climbing.
While traditional houses often have eaves, boxing, and overhangs that provide extra siding protection, small houses in Atlanta may lack these features due to their size. Instead, extra caulking is usually applied to the siding and trim to protect against the elements. Check the house yearly for caulk cracks or separation, paying attention to the trim above windows and doors. Keep in mind that caulk is not usually used on the bottom of trim pieces, but it is typically applied to the sides and top. If you're unsure about the right caulk to use, consult a professional builder.
For those with natural wood exteriors like cedar siding or trim, evaluate the wood annually for treatment. It's recommended to repeat previous treatments to maintain the wood's appearance and durability. The frequency of cedar siding retreatments may be influenced by weather conditions, so it's important to monitor it and err on the side of caution. By giving regular attention to these aspects, you can contribute to the long-lasting beauty of your home.
Small Houses in Atlanta Moisture and Humidity Challenges
In compact living spaces like tiny houses, humidity tends to rise due to everyday activities such as showers, dishwashing, boiling water, and floor cleaning. Even our presence contributes to moisture—we generate around 1.25 liters of moisture per day just by breathing. This moisture can lead to condensation when it encounters colder surfaces. Think about the outside of a cold glass on a hot day.
The correlation between humidity, dew point, and temperature creates conditions that promote condensation. If left unchecked, this can lead to mold growth and attract pests. It’s important for homeowners to recognize the causes of condensation in their homes and learn how to prevent it. You’ll need to make a concentrated effort to control humidity and minimize condensation in small houses in Atlanta. Here’s how:
Monitor humidity levels and aim for an optimal range of 45% to 55%.
Ensure your mini-split system consistently and efficiently operates to maximize its dehumidifying capabilities.
Regularly maintain your mini-split unit.
Make generous use of vent fans, especially during activities that increase humidity such as showering, cooking, and cleaning.
Allow for sufficient airflow by avoiding the trapping of warm, humid air behind furniture or home decor.
Exercise caution when using non-permeable materials—such as foil-faced insulation and non-insulating sheathings, polyethylene films, rubber membranes, and sheet metal— on interior walls that may trap warm, humid air.
Consider using a dehumidifier to regulate moisture levels.
Conduct regular inspections of potential problem areas.
Educate yourself on the causes of condensation and remain vigilant in identifying and promptly addressing any issues.
These steps will help ensure a comfortable and moisture-controlled environment in your tiny home.
Compact Split System Maintenance
To ensure your compact split system operates at its best, have a licensed HVAC technician perform maintenance twice a year to handle these tasks:
Clean or replace mesh filters.
Address indoor air quality filtration components.
Check evaporator coils for debris and clean if needed.
Inspect and clean the drain pan.
Verify balance of the blower and fan wheel.
Inspect tubing at the condenser for defects and wear.
Ensure all connections are secure.
Regularly attending to these maintenance items will optimize your compact split system's functionality, longevity, and efficiency.
A Word about Decorating Small Houses in Atlanta
Small houses in Atlanta often have more wall space dedicated to housing wires or plumbing. Responsible builders use nail plates to prevent accidental penetration of wires or plumbing by nails or screws. While small tacks and nails may work for basic interior decorating, if you plan to use longer nails or bolts, it's important to consult your builder. They should provide pictures or videos showing the uncovered walls and marking the locations of all wires and plumbing. Be careful not to damage any wires or plumbing when penetrating the wall blindly, as this is a risk you take on your own.
Small Houses, Big Dreams
Every home comes with an unspecified amount of challenges, but small houses in Atlanta come with their own unique set of demands—and the passionate group of Georgian small housers have worked hard to overcome many of them. By utilizing traditional methods as well as innovative solutions, small homebuyers and dwellers have a strong support system throughout the state.