16x20 Tiny House Plans with Loft: 1 Bed, 1 Bath, ADU Cabin Blueprint (PDF Download)

Discover the complete architectural plan for a modern two-story(loft-style) 16x20 tiny house, designed for easy construction with a stylish lean-to roof! This garden home features not one, but two spacious verandas—perfect for relaxing, entertaining, or simply enjoying the fresh air.
Imagine spending a few days, weeks, or even months in this cozy retreat, recharging and escaping the stresses of everyday city life with incredible energy. The cleverly designed loft maximizes every inch of space, offering a charming and efficient living experience.

Whether you want a peaceful garden cabin, a weekend getaway, or a minimalist home, this tiny home plan offers it all. Additionally, this versatile home serves as a stunning guest house, welcoming friends and family warmly. Even better, you can turn this beautiful tiny home into a profitable Airbnb rental! Just be sure to check and obtain all necessary permits and approvals in your area for short-term rentals.
Build your dream tiny house effortlessly with these detailed plans!

I produced these drawings as a professional engineer, and they are suitable for construction on any plot of land. These instantly available digital download two-story garden home plans include construction blueprints to build a 16x20 garden house, offering a full kitchen (combined with the living room), 1 bedroom (+1 Optional), and 1 bathroom+WC, totaling 460 sq. ft. The design also features a large two-veranda of 235 sq. ft., providing ample seating and relaxation space.
A magnificent nautical staircase is used to access the second floor, and a useful 168 sq. ft. area is reserved for the attic. (If you wish, you can use a normal wooden ladder.) It also has a large veranda like the one on the first floor.

This modern garden cabin features four windows on the ground floor—two opening onto the patio, one onto the backyard, and one onto the side. The attic floor features a window and a door opening onto the veranda, allowing the house to receive light and energy throughout the day.

To simplify construction, these drawings include detailed technical details of the staircase, walls, concrete pile entries, electrical system, and all connections. This is a great work prepared for you! All details of the relevant sections have been combined on a single page, and also prepared as separate pages for detailed examination.

SIZES: Total living space is 460 sq. ft. (Except verandas), Footprint is 16x20 sq. ft., Door entrance area is 122 sq. ft.(optional extra bed or hobby area), Living room and kitchen area is 95 sq. ft., Bathroom is 75 sq. ft., Loft bedroom area is 168 sq. ft., Deck area is 235+235 sq. ft. (including the second floor)

The Tiny House plans include:
• Foundation Plan
• Floor Carrier Plan
• Main Carrier Plan
• Ground Floor Plan
• Floor Covering Plan
• Roof plan
• Plumbing plan
• Electrical plan
• Material List
• Detail Drawings
• Door/Window fully dimensioned
• PDF Printable on Standard ARCH D 24x36; 9 (architectural), 10 (single), 9 (pictures) Sheets
• Imperial and Metric measurement systems are specified together.

* The file you purchased includes a Google Drive download link to download all the files.

The purchased files include one FBX file that can be converted to all formats, one 3D Max file, and one SketchUp file. What sets us apart from others is that you have everything for the construction of this garden house.

The big surprise: When you purchase this project, you also receive a bonus 16x20 single-story tiny house plan with one bedroom—a gift from me to you! (You can check this out by visiting my store)

More Details:
1. Project Overview:
Loft Area: Sleeping loft with knee walls
Foundation Type: Concrete Pier & Beam (Post Foundation)
Ceiling Height: Vaulted ceilings with open rafters

2. Architectural & Structural Specifications
Foundation & Base:
The structure sits on a raised foundation, ideal for uneven terrain or minimizing site impact.
Type: Concrete Pier Foundation with 4x4 Pressure Treated Posts.
Footings: Minimum 2'-0" depth (or per local frost line requirements) with #5 rebar reinforcement.
Anchoring: Columns anchored with (4) expansion bolts per post.

Floor Framing:
(3) 2x12 Beams support the floor joists.
2x12 Floor Joists spaced at 16" O.C. (On Center).
Subfloor is 3/4" Deck Boards or Pre-finished 2x6 Tongue and Groove.

Wall Construction:
The walls are designed for thermal efficiency and durability.
Framing: 2x4 Studs @ 16" O.C..
Sheathing: 1/2" OSB Board.
Exterior Siding: Horizontal Shiplap Siding (or approved equal).
Columns: 4x4 Wood Columns are continuous from the foundation up through the walls to support beams, adding structural rigidity.

Wall Insulation Assembly
Cavity: R-19 Batt or Spray Insulation.
Continuous: 1" Rigid Insulation layer.
Moisture Barrier applied over sheathing.
Interior Finish: 1/2" Gypsum Board (Drywall).

Roof Assembly
The roof is a shed-style (single slope) design, excellent for water shedding and simplifying installation.
Framing: 4x8 Rafters spaced at 36" O.C. (Heavy timber aesthetic).
Decking: 2x6 Pre-finished Tongue and Groove decking (exposed to the interior as ceiling).
Insulation: 4" Rigid Insulation (R-29 Minimum) installed above the decking.
Finish: Pre-finished Metal Roof Panels with metal flashing.

3. Interior Layout & Details
Main Floor
Kitchen: Designed for an L-shaped counter including a 24" range, standard sink, base cabinets, and an 11.6 cu. ft. refrigerator.
Bathroom:
36" x 72" Single Threshold Shower Pan.
Standard Toilet and Wall-Mounted Sink.
Space provided for Stackable Washer and Dryer.
Living Area: Open floor plan with ceiling fans and ample natural light.
The Loft
Access: Stairs (primary plan) or Ladder option provided in detail.
Framing: 2x12 Floor Joists @ 16" O.C. supported by (3) 2x12 Beams.
Safety: Knee walls (approx. 11 1/2") and handrails/spindles are required for safety.

4. MEP Systems (Mechanical, Electrical, Plumbing)
Electrical
Service: 200 Amp Service Panel.
Outlets:
Standard 20 Amp Receptacles throughout.
GFCI (Ground Fault Circuit Interrupter) outlets are required in the Kitchen and Bath.
Dedicated 50 Amp Receptacle (for Range/Oven).
Lighting: Ceiling fans with LED kits, wall-mounted vanity lights, and recessed venting fans.
HVAC (Heating & Cooling)
System: Ductless Mini-Split System.
Placement: Exterior condenser unit piped to an interior wall-mounted head.
Plumbing
Standard PEX or Copper piping per local code.
"Verify placement per manufacturer installation requirements".

5. Estimated Construction Cost (USA - 2024/2025)
Note: Prices fluctuate based on location and lumber markets. This estimate excludes the cost of Windows and Doors as requested, as these vary wildly by brand preference.
Estimated Material Cost: $19,500 – $34,000
Breakdown of Material Estimate:
Lumber & Framing (Rough Shell): $5,000 - $8,500
Includes pressure-treated posts, 2x12 beams/joists, 2x4 studs, 4x8 rafters, and OSB sheathing.
Exterior Finish (Siding & Roofing): $4,000 - $7,000
Includes metal roofing panels, rigid insulation (roof), shiplap siding, and flashing.
Insulation & Drywall: $2,000 - $3,500
R-19 batts, rigid wall foam, moisture barriers, gypsum board, tape/mud.
Foundation (Concrete & Hardware): $1,000 - $2,500
Concrete for piers, rebar, post bases, and expansion bolts.
Internal Finishes (Flooring/Trim/Paint): $2,500 - $5,000
Tongue & groove flooring, baseboards, and paint.
MEP Rough-in (Wire, Pipes, Breakers): $3,000 - $6,000
Panel, wiring, plumbing pipes (not fixtures), and HVAC mini-split unit.
(Add approximately $2,000 - $5,000 for your specific choice of windows and doors).

6. Common Questions (FAQ)
Q: What is the snow load rating for the roof? A: The roof is built with heavy-duty 4x8 rafters and 4 inches of rigid insulation (R-29). While this is a robust "warm roof" design capable of handling significant loads, you must verify the specific snow load requirements with your local building department, as this varies by county.

Q: Can I change the foundation? A: The plans show a pier and beam foundation. This can be adapted to a slab-on-grade foundation if preferred, but you will need to adjust the bottom plate details (replacing the floor joist system with concrete).

Q: Is this designed for off-grid? A: The electrical plan specifies a standard 200 Amp service panel, which is typical for grid-tied homes. However, the shed roof is excellent for mounting solar panels, and the utility room can house batteries if you choose to adapt it for off-grid living.

Q: Are the stairs or ladder better? A: The floor plans show a staircase, which is safer and easier for daily use. However, detail A6 includes a "Ladder Detail" if you wish to save floor space. We recommend the stairs for code compliance and comfort in most jurisdictions.

Disclaimer: These plans are for educational and construction guidance. Always consult with a local contractor or engineer to ensure compliance with your specific local building codes, soil conditions, and zoning laws before beginning construction.

Plans are copyrighted by PlansDIYs and intended for personal use only. No commercial use or distribution is allowed.
If you have any questions, I will always be here to help you.

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