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House plans for narrow lots: what the width changes

On a narrow lot, width is the first filter and the side setbacks take their share before the house gets any. What is left shapes the garage, the light and how you move through the plan.

NARROW LOTLANDGUIDE

Start with your lot, not the plan. Your lot width minus the required side setbacks (the distances the house must keep from each side line) is the widest house you can build. A plan that fits the lot on paper may not fit inside the setbacks.

Setbacks are set locally. Get them from your planning office or your survey, in writing, before you shortlist plans.

A lot seen from above, with the street at the bottom. Dashed setback lines sit inside the lot lines on every side, and the house footprint has to fit inside the setbacks.

Lot width, side setbacks and plan width.Diagram, not to scale

Editor's note: When we publish plans, a plan will be tagged Narrow-lot when the seller lists its width at 50 ft or less. The tag describes the plan, not your lot. Your setbacks decide the fit.

What the width changes

  1. 01

    The garage

    A front-entry garage can take most of a narrow facade. An alley or rear garage gives the street front back to the house, if your lot has access.

  2. 02

    Where light comes from

    Side windows often face a neighbor at close range. Narrow plans that work bring light in from the front, the back and sometimes from above.

  3. 03

    How you move through

    Circulation runs front to back. Look for plans where the path is along one side instead of through the middle of every room.

  4. 04

    Stairs

    Many narrow plans go up instead of out. Check where the stair lands and what it takes from the main floor.

  5. 05

    The rear yard

    A deep house leaves a short yard. Compare plan depth with lot depth minus the front and rear setbacks.

Three garage strategies

Front-entry garage

What it does

The garage faces the street at the front of the house.

The trade-off

Leaves little facade for windows and the front door.

Suits

Lots with no alley or rear access.

Rear or alley garage

What it does

The garage is reached from behind, attached or detached.

The trade-off

Needs alley access or a long drive along the side.

Suits

Older neighborhoods with alleys.

Tandem or no garage

What it does

Cars park one behind the other, or a carport replaces the garage.

The trade-off

Less convenient daily; frees width for living space.

Suits

Households with one car, or very narrow lots.

Ask your planning office and builder

  1. What are the front, side and rear setbacks for this lot?
  2. Are there easements on the lot that reduce where you can build?
  3. Do side walls close to the property line have rules about windows or fire separation?
  4. Is there alley access, and can a garage be reached from it?

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