3O CENTS “Homes” The Los Angeles Investment Company publishes a monthly paper called Homes.” It is devoted to the interests of Home-Build¬ ing, Home-Owning and Safe Investment, and is handsomely illustrated. It will be mailed gratis for one year to any who ask for it. Los Angeles Investment Company, 333-335-337 South Hill Street, Los Angeles, Cal. PRACTICAL BUNGALOWS TYPICAL CALIFORNIA HOMES, WITH PLANS West Forty-ninth Street, Los Angeles, Cal., One of Many Streets Developed and Built by this Company Designed and Built by the Los Angeles Investment Company 333-335-337 South Hill Street, Los Angeles, California THE LARGEST CO-OPERATIVE BUILDING COMPANY IN THE WORLD NINTH BUNGALOW BOOK E D I T IO N ^ T O T A L , 220,000 COPIES Copyrighted 1912 by the LOS ANGELES INVESTMENT COMPANY 333-335-337 South Hill Street Los Angeles, California ERNEST McConnell, Supervising Architect Edited by W. FRANCIS GATES Photographs hy THE LIVINGSTON COMPANY Printed by GEO. RICE & SONS PRACTICAL BUNGALOWS OF SOUTHERN CALIFORNIA T ypical of the comfort, the ease and the enjoyment in life that is supposed to be inherent to the South-West section of the country is the California bungalow. The one-story house is the first architectural attempt of all peoples; it was the Bengalese and the Moor who furnished the germ which resulted in the modern bungalow, and India and Spain gave this style its first development. Originally meaning a one-story building, built of bamboo and surrounded by a veranda, the term has come to be applied to one- and-a-half and even two story homes, if they carry ideas found in the bungalow. A house with all its rooms spread out on the ground is better adapted to a temperate climate, though with proper construction it is thoroughly practical for a cooler location. With no stairs to climb, housekeeping is robbed of half its work and all the rooms are in easy touch with the out-doors. In the bungalow exterior and interior something of an attempt is made to keep near to nature in materials and finish, and the result is much more artistic than when a quantity of paint and varnish is in evidence. The exterior generally is of rough clapboards, shingles, redwood shakes, or plaster, the latter in imitation of the Spanish style. Rough¬ cast plaster on a metal lathing and properly tinted makes a beautiful finish. Brick or cobblestone porticos are common and beautiful. The majority of bungalows contains from five to eight rooms, and much skill is shown in arranging these to get the maximum of comfort, convenience and beauty, with a minimum of expense. Gen¬ erally, there is no entrance hall; one steps at once into the living room —that heart center of the home, which in its furniture and finish pro¬ claims the artistic taste of its inhabitants. While in the old-style house there often was a garish display of painted boards and bizarre furniture, in the modern bungalow of the most artistic type one finds a finish in natural woods, perhaps a high wainscoting in oak, redwood or stained slash-grain pine, generally a beamed ceiling and built-in furniture, such as window seats, book¬ cases, buffet, china closet and music cabinet—all on simple, yet strong lines, with an underlying idea of use, not tawdry ornamentation. The central point in the living room or dining room is the fire¬ place, often a work of real art in stone or brick, the rallying point of the family, the home center. The living room may be from fourteen to thirty feet in length, according to the size of the house; but to it the rest gives way, as it is “the room to live in,” not the cheerless, formal “parlor” of twenty-five years ago. 3 Stained wood may be the finish throughout, save in the kitchen, pantry, bedrooms and bath, where white or slightly tinted enamel is well in place, suggesting fresh cleanliness. In many bungalows, all windows are swung on hinges or pivots, not sliding up and down. By this, the entire window space,may be used to admit the fresh air, mak¬ ing all sleeping rooms virtually out-door rooms. The ceilings are rather low and the house has overhanging eaves. A good-sized porch is considered a necessity, often extended into a concrete-floored ter¬ race. There is possibly an open-air sleeping room or a sun room. Both living room and porch often extend across the full front. The dining room is secondary in size, but is placed on the sunny side of the house, if possible. Frequently, it is a part of the living room, perhaps separated from it by low buttresses containing china closet and bookcases and surmounted by pillars extending to the ceiling. In the kitchen, the woman’s workshop, everything is handy and convenient, with cooling closet, cupboards and drawers galore. Where the pocket-book permits, the wings of the bungalow almost surround a garden, or patio, which really becomes an integral part of the home; for here, with palms, flowers, a fountain, the rays of the sun screened off by a vine-colored pergola, one may find the ideal resting, reading or sleeping place. In short the bungalow has come to be the quintessence of the true art of home architecture—embodying simplicity without ostentation and comfort without elaborate display. It is the style of building best suited to moderate climates, to health, and to the average pocket- book, for homes on the bungalow order may be built from $1000 to $10,000 according to size and finish, as is amply exemplified in this volume and in our “Inexpensive Bungalows.” In this book, the bungalow idea predominates, modified by mod¬ ern influences—also, a goodly number of one-and-a-half and two- story houses, the latter not planned along the rigid lines used for decades in the east, but showing the bungalow influence in the over¬ hanging eaves and other features. In few books of this kind is the stated cost reliable; but in this volume there is quoted the actual cost of the buildings as erected in Los Angeles by the Los Angeles Investment Company, covering the best material and workmanship. We give figures that can be relied on for the best material and workmanship. By using cheap material and omitting ornamental features the cost would be con¬ siderably reduced, possibly to the minimum quoted in each case. W. FRANCIS GATES. ♦ * * The plans here presented are not experimental. They are original with us and are the most popular of the many hundreds of houses this Company has erected in and near Los Angeles in six¬ teen years; consequently they will be found entirely practical. Some of the designs have been built over fifty times. Every state in the Union is represented in our plan orders. Those who want cheaper bungalows than here shown will find a large variety of designs for $1000 to $2250 homes in “Inexpensive Bungalows,” published by this Company. Price 50 cents. We do not build outside of the immediate vicinity of Los An¬ geles, but we will ship building materials where buyer will pay freight. Materials may cost more or less in your town; we can not know the prices all over the country; show the blue prints to your local builder and get his estimates. Ask your rail-road agent about freight rates. We will furnish architect’s blue print plans of any house here shown for $5.00. Also, we will draw plans following your own sug¬ gestions and desires. See price schedule on opposite page. LOS ANGELES INVESTMENT COMPANY, Los Angeles, Cal. 333-335-337 South Hill Street ORDERING PLANS I N THE large variety of plans presented in this book, we think that nearly every taste can be suited. Still, a person may find a design that is satisfactory save in one or two particulars; in such a case, the required changes can be made at slight expense. We will be glad to incorporate your ideas into any of the hun¬ dreds of plans we have on file, or we will draw new plans including such suggestions. Naturally, the cost of drawing a new set of plans and having them printed is more than for those we have on file. In case you want a design somewhat different from any herein shown, pick out the one most like what you want, send us the plan number and a rough sketch of what you want changed in it; it may be that in some plan not here shown we will find one that suits you, thus saving extra expense. Or, we will draw an entirely new set of plans, if desired. When stock plans are ordered “reversed,” it must be remembered that figures also will be reversed. Order plans by number, enclosing with order $5.00 for each set (one house) by Express order. Post Office money order, or draft. The plans in each case will consist of the following: foundation plan, first floor plan, second floor plan (in one-and-a-half and two- story houses), front elevation, side and rear elevations, sheet of scale details. These are regular architect’s working blue prints, the same as those from which we have built. A word about our architectural force: Our supervising architect is a Licensed Architect, holding a cer¬ tificate from the California State Board of Architecture, a standing reached by com,paratively few designers. Our draftsmen are each skilled in his own department; our estimators are thoroughly conver¬ sant with materials, quantities and prices. For these reasons, as well as because of our sixteen years of building in Los Angeles, our plans and estimates can be depended on. We quote the cost figures from experience, not simply stating a very low price in order to get you to buy the plan. Some plan books price at $3000 a house that would cost $5000 to build—to attract you to buy the plan. When your builder presents you with a bill for $5000 you wish the plan-seller had been more honest. These plans and pictures are all from houses this Company has built. They are not photographs of other builders’ houses. Conse¬ quently we can guarantee their accuracy. A maximum and a mini¬ mum price is quoted, leaving ample margin for the exercise of per¬ sonal preference in the matter of finish and accessories, such as cob¬ blestone work, beamed ceilings, hardwood floors and built-in furniture. Concerning “Bills of Materials:” These bills are copies of those used by us in construction. They are necessary in securing com¬ petitive bids and for actual building. We can furnish them more accurate and cheaper than your local carpenter. We do not confine ourselves to bungalows, but make plans for all kinds of construction, flats, apartment buildings, garages, hotels, factories and office buildings. Also, we have many designs for acces¬ sories such as mantels, buffets, and sideboards. PRICES OF PLANS AND SPECIFICATIONS One set of Blue Prints from stock plans.$5.00 Extra set of Blue Prints (with original set). 1.00 One set Specifications from stock plan. 5.00 Extra set Specifications (with original set). 1.00 Triplicate Bill of Materials as used by us (if in stock). 5.00 Photographs (5x7) each. 1.00 When changes are desired in plans, reasonable charges will be made to cover architect’s time. LOS ANGELES INVESTMENT COMPANY. 5 NUMBER 560 PLAN 560. Here is an elegant little home of seven rooms, in¬ cluding den and music room. The exterior is of cement plaster on a boulder base. The walls are covered with shakes. The porch ar¬ rangement is particularly attractive. The interior finish is especially artistic. The mantel is built of cement and cobble stones and is of an unusual design. The same novelty of design is found in the buffet and book cases. It will ne noticed that the arrangement of the rooms at the front of the house is unusual, but lends itself to artistic treatment in the furnishing. The rear hall connects five rooms, fully supplied with each necessary detail. This modern bungalow has been built for $3150 of the finest ma¬ terial and work. Of cheap material it might cost $2700. Built by the Los Angeles Investment Company 6 ,e.at-.,'5>.3r LJDOa CE353: NUMBER 526 PLAN 526. It’s hard to keep from getting enthusiastic about as pretty a bungalow as this, especially after an inspection of the house itself. “Solid and sensible’’ jtist describe it. Where no more than two bedrooms are needed, it would be hard to find a nicer plan than this, though we can show more novel ones, as to exterior. Living and dining rooms reach clear across the front of the house with big brick chimney to the right and beautiful buffet in the dining room. Both rooms are paneled with burlap if desired. Adjoining the buffet is the cooling closet opening into both dining room and kitchen. The useful hallway in the center opens into four of the rooms. The bedrooms have plenty of light and closet room. $2700 will build this bungalow of the best material in California at the present time; though it could be built of cheap material for $2350. For cheaper buildings see our “Inexpensive Bungalows.’’ Built by the Los Angeles Investment Company NUMBER 515 PLAN 515. This large nine-room residence shows a radical difference, both as to plan and exterior, from any other plan we here publish. It has a frontage of 47^ feet with two projections on the right side that aggregate 5^^ feet more, making the total length 53 feet, and the depth from front of porch 38 feet, with a rear wing contain¬ ing screen porch, chimney, closets and toilet, extending 11 feet farther. There is a 10-foot cement porch 34 feet in length, seven feet at the end being enclosed with glass on three sides, forming a partly open sun-parlor and wind shelter. Ten or eleven feet of the porch front is thrown forward and formed into a curved rustic flower bed and there is another somewhat similar at the other end of the house. This large semi-enclosed porch in conjunction with the living room, dining room, hall, and library, gives a combined area of floor, outside and in, of about 1400 square feet, sufficient to meet the re¬ quirements of a large family and generous hospitality. The first floor, in addition to the rooms mentioned, has a kitchen, a servant’s bed room, a large screen porch, with toilet, fruit and store closets, lockers, and laundry trays. There is also a small hall closet with mirror door, and an alcoved lavatory. Built by the Los Angeles Investment Company 8 NO. 515. LIVING ROOM Four bed rooms on the second floor open from the central stair¬ case hall, all having closets, some of them two, and the largest room having a dressing room attached. A roomy front sleeping balcony also opens from the hall. There is a well-lighted furnace cellar under part of the house, and a full hot air heating equipment. The exterior is picturesquely designed, with cobblestone porch enclosures, piers and chimney, re-sawed siding and shingles. The roof consists of an irregular cruciform arrangement of the main roof and of two supplementary double-pitched off-shoots, front and rear, together with several shed roof adjuncts, one with a semi-octagonal hipped terminal. The cost of the house was $7000, which may be reduced pos¬ sibly $600 or $800 if low class construction is desired. For cheaper buildings see our “Inexpensive Bungalows.” 9 Built by the Los Angeles Investment Company NUMBER 509 A PLAN 509A. The solidity and quiet elegance of this exterior speaks for itself, but the beauties of the interior must be seen to be appreciated. The three cement pillars, finished in rough dash, and the pergola, when covered with vines, make a charming effect. In the rear there is a large veranda, pillared as is the front. The entire first story (kitchen excepted) is oak floored, has beam ceilings and high redwood paneled walls, and the stairway is artistically treated. The kitchen is provided with an eight-foot alcove which includes sink and many cupboards, thus giving ample culinary accommodations. Upstairs are two large bedrooms, screen sleeping room, sewing room, bath room and linen closet with a 16-foot balcony in front. In both bed rooms are built-in chests of drawers. The house is piped for heat from furnace in the basement. This house cost $4000, if in first class style, or $3400 in cheap construction. Built by the Los Angeles Investment Company 10 NUMBER 514 PLAN 514 shows a handsome large residence which, while it has only seven rooms and reception hall, is more notable for the size and design of the rooms than for their quantity. Off the reception hall (11x9 ft.) is an oval dining room of unusual beauty—the unique feature of the house. It opens on a walled terrace. Back of the living room is a library which includes a large fireplace. Back of the hall and stair¬ way is a cement terrace surrounded by a cement flower shelf and cement pillared pergola—a novel and attractive feature. Living room and library measure together 27x15^ feet. There are five porches and balconies, thus giving plentiful out door opportunities. The minor features of the house are ornate in detail and finish and result in an unusually attractive home. The house can be built in such style as above for $5250, but of cheap material and workmanship for about $4600, but the latter is not recommended. 11 Built by the Los Angeles Investment Company NUMBER 356 PLAN 356. A seven room bungalow 30x55 feet in dimensions, simple and unpretentious of exterior but of marked excellence of plan and interior details. It has large living and dining rooms, a small den and a diminutive breakfast room, in addition to the kitchen, bath¬ room, two bedrooms and a screen porch. The porch extends across the entire street front of the house, and is of brick, with cement steps and floor. Living room, dining room and den are thrown into one by means of a buttressed opening in one instance and a cased opening in the other, and each has polished oak floors, plate rails and beamed ceilings. Bookcases with leaded glass doors are built into the buttresses, and short, open bookshelves are over the ends of the broad, low window seat in the end of the den. The dining room has a bay win¬ dow buffet with chain-suspended locker above, and leaded glass cup¬ boards and drawers below. There is also a recessed sideboard of novel design, having bevel-plate mirror, drawers, lockers and cup¬ board, with leaded glass doors, flanked by open shelves. A rear hall with linen closet is another feature of the plan. This pretty bungalow can be built for from $2700 to $3000, ac¬ cording to finish and material. It can be strongly recommended. Built by the Los Angeles Investment Company 12 NO. 356. LIVING AND DINING ROOMS Kitchen Suggestions There is such a thing as having too small a kitchen, though it is quite popular in the latter day bungalow to have a cabinet kitchen. For one thing, many of the small kitchens hardly have room for a good table and there are many times when, through haste or other reasons, it is advisable to set lunch in the kitchen rather than take the trouble to carry everything into the dining room. If there is not room for a regular table, a good plan is to have a table hinged to the wall, which can be thrown back against the wall when not in use. Where the pocketbook will permit it, a built-in hood opening into a separate flue, over the range or gas stove, will carry off all cooking odors; but even the most modest pocketbook can afford an iron or zinc hood on this plan. 13 Built by the Los Angeles Investment Company NUMBER 553 B PLAN 553 B. This house is an effective combination of bungalow ideas with the Swiss style of treatment, being rather more of a Swiss chalet than a bungalow. But it is admirably suited to a woodland setting, as is proven by the accompanying photograph. Cobblestones, shakes, shingles, cement porch and exposed rough beams are the elements in this effect, and for its effectiveness and accommodations the house is comparatively inexpensive. There are six rooms, sleeping porch and bath, with an ample supply of closets. It will be noted that in all cases our houses are well supplied with closet room. First class finish is used throughout—oak flooring, beam ceil¬ ing, panels, plate rail, fine plumbing, etc., all in their respective locations. This attractive home has been built for $3100, but could be put up for possibly $2750 of cheap material and workmanship. Built by the Los Angeles Investment Company 14 .n‘?553-£) BUFFET IN NUMBER 553 16 Built by the Los Angeles Investment Company MANTEL IN NUMBER 553 NUMBER 483 PLAN 483. This is one of the finest homes built by the Los Angeles Investment Co. The house has eight rooms and, though rather large, shows the effect of the bungalow idea. There is a touch of the rustic in evidence, which is quite charming in combination with all the modernized environments found in the best type of residence, such as polished oak floors, bookcases, beamed ceilings, paneled wainscoting and various built-in accessories. This house is a bit away from the conventional and will repay the study even of those who do not desire so expensive a home, as it will suggest ideas that may be worked out at smaller expense. Built by the Los Angeles Investment Company The plan embodies two of the refinements of modern life, as dis¬ tinguished from its absolute necessities—the fernery and the break¬ fast room. These are connected by a five-foot communicating open¬ ing, which might be fitted with French windows, the same as those opening into the living room. The reception hall with its stairs and the two rooms opening from it form a handsome and convenient suite, with polished floors, beamed ceilings, bookcases, mantels, buffet and seats. As one steps into the house, he is impressed with the good taste of both designer and occupant. NUMBER 483 The polygonal dining room alcove, with broad continuous seats under the five front windows, through which the miniature hanging garden of flowers are seen, is a beautiful architectural feature both from the inside and the exterior. There is a fireplace in this room, as well as in the living room, insuring extra warmth and coziness. The breakfast room opens from the hall, the kitchen and the fernery, and has also an outside entrance. It is finished at the ceiling with a wood cornice. The second floor has three bedrooms, a bathroom, a dressing room and a balcony, besides having large closets and a clothes chute to the cellar, an accessory that will be appreciated by the housewife. Two of the bedrooms and the principal first floor rooms are piped for furnace heat and have registers. The exterior presents a highly pleasing appearance in design and in the choice of materials, the blue and klinker bricks with cobble¬ stone quoins and coping harmonizing happily with the cement porch, the stained siding, the shingled gables and roofs and the trimmings of the house. Flower boxes are placed outside all chamber windows. The gable roof finish and support, as well as the extension of the front roof over the dining room alcove, is treated in a clever manner. This fine modern residence can be built for from $4800 to $5500 according to finish and quality of material. 17 Built by the Los Angeles Investment Company NUMBER 556 PLAN 556. Here is an all rustic story and a half house along Swiss lines which will catch the eye of those in search for the unusual in architecture. The first story is sided with vertical panels and the second with “shakes”—which are twice the length of ordinary shingles and much broader. A feature of the house is the large quantity of light provided by the unusual window space. The living room has a cement hearth in front of the mantel ex¬ tending into the room six feet and flanked at each end with a built-in seat. From this opens off a cozy den, having window seat and book cases. In front of the dining room is a conservatory with cement floor and flower shelf in front of the window on two sides. Upstairs are two large bedrooms, sleeping porch, bath and large closets. See interior picture on page 89. This novel home has been built for $4000 in the best style; cheaper materials might bring it down to $3500. Cheaper designs in “Inexpensive Bungalows.” Built by the Los Angeles Investment Company 18 NUMBER 552 PLAN 552. In this attractive house the porch and terrace walls and the ped¬ estals are of cement. The wall can have a smooth cement capping if cobble stones are not desired. To the left of the entrance hall is a living room which extends the whole length of the house—23 feet long., At the center of the outer wall is the mantel, a beautiful design in golden brick, and the dining room has a buffet to match the general artistic effect. The main rooms on the first floor have oak floors and beam ceilings; wood paneling in the dining room, false panels in the living room, equally effective. Op¬ posite the mantel is space for a piano and in the flanking pilasters are music cases. Over the living room is a bedroom, 18 by 14 feet, with a closet 14 feet long. On this floor is a smaller bedroom, a screen sleeping porch, a bath room and store room. The house is piped for hot air heating from furnace in the cellar, but the expense of furnace and cellar excavation is not included in the cost, which was $3750. If cheap construction is used it might be built for about $3250. ly Built by the Los Angeles Investment Company NUMBER 522 PLAN 522. This roomy bungalow is well planned for a corner lot. Any corner may be suited as the plan can be reversed. It has seven rooms, bath, hall and screen porch. One of the most attractive features is the pergola ter¬ race fronting on the side street. The long French windows make the house as light as day. The den has the big fireplace and is separated from the living room by a sliding door. Here also is a big built-in seat, which when opened discloses a sliding bed which runs back under the closet. The breakfast room is available as additional bed room, sewing room or child’s play room. The little hall in the center gives access to five rooms and a large linen closet. It would be hard to improve on this plan for a seven-room bungalow at the figure at which this was built, which was $2750. Cheap material would have reduced the cost to about $2400. Built by the Los Angeles Investment Company 20 ! PS 1o| [X i m 'i?f! eed x3EX3m LPi vcrnl 1 10-6'kl2'fo‘ I NUMBER 521 PLAN 521. The longest dimension of this pretty home is toward the street, having three rooms fronting that way. The porch work is of brick and the walls of resawed boards. The den with its big fireplace is a pretty feature, the latter having a mantel of brick and cobblestones and capped with a cement shelf and bevel plate mirror. The living room is at the center and round it range the others. It and the den have oak floors, paneled walls and beam ceilings. This house is especially suited to a wide lot or where it is desired not to extend the house far into the rear yard. It will be noticed that the front door is made more private by having the brick balus¬ trade in front of it, the porch entrances being approached from either side. There is a sufficiency of porch room without overshadowing the large windows of either dining room or den. It has been built in first class shape for $2500. It could be built of low grade material and workmanship for about $2175. For cheaper designs see “Inexpensive Bungalows.” 321 21 Built by the Los Angeles Investment Company PLAN 510. There are those who prefer to follow the conventions of their fathers in home building and others who want a house that will express something of the individual taste of the owner. In the rather large home presented on this page we find one which has a certain individuality without bizarre features. The very exterior of the house spells comfort. Its salient feature is in having four porches and veranda besides two screen sleeping rooms which might be listed with the four. While these add to the expense they add more to the comfort, especially in a mild climate where there is much out-of-door life. On the first floor are four rooms and on the second three plus the two screened sleeping rooms above mentioned, the latter being a fea¬ ture that is growing in popularity all over the country, even in the cooler districts. The living room is 25 by 12^ feet, has a tile mantel, paneled walls, beamed ceilings, oak floors, eight windows, and arched opening to dining room. The latter is finished in similar style, having hand¬ some buffet and bay window seat built in. The kitchen is 15 by 12 feet and is supplied with every culinary aid. The first floor has one bedroom and the second has three, with the two screen sleeping porches added. A pretty feature is an octag¬ onal bedroom back of the upper veranda. Of course there is an ample supply of closets and other minor fea¬ tures, making the house complete in every respect. This handsome residence has been built in Los Angeles at a cost of $4500 for the best construction. In cheap material it could be put up for perhaps $4000. Built by the Los Angeles Investment Company 22 Hints on Plumbing Home builders can not be too careful in the matter of the plumb¬ ing they put into their houses. Not only should the pipes be ar¬ ranged so that there can be no obstruction to the flow of water, but the exterior finish should be such that it will keep its appearance. Cheap plating may look well for a time, but it is infinitely better to buy fixtures that will keep their appearance as long as the house lasts. The same may be said of the bath tub; cheap enamel that cracks and scales off is not economical in the end. A piece of plaster or cement left in a drain, generally at a pipe joint, is liable to cause an obstruction that will gather passing sub¬ stances until the pipe is stopped up. INTERIOR OF NO. 510. The price of each set of plans as they stand is $5.00, only one- third to one-half what is generally charged. Our architects will make rearrangements of them at moderate figures, dependent on the work required. Our new book “Inexpensive Bungalows,” offers an entirely differ¬ ent assortment of plans from this book. Send 50 cents for it. If the plans in this book do not suit you, we have thousands of others to choose from. Write us your wishes. See the schedule of prices for plans and specifications on page 5 of this book. Built by the Los Angeles Investment Company PLAN 348. A simply designed six-room bungalow, with living room extending entirely across the front, and containing bookcases, fireplace, and hinged seats with storage chests beneath. There is a second chimney between the dining room and kitchen with openings from each. There are three bedrooms of fair size, with closets; an interior hall providing access from the dining room to all the bedrooms, the bath room and the screen porch; a toilet communicating with the bath room and the large screen porch. The dining room is connected with the living room by a 7^-foot cased opening, which may be closed by portiers or screens when necessary. The kitchen has a built-in cooler, cupboard, bins, etc. The length of roof could be broken up by side dormers if de¬ sired and the attic space made accessible by means of a door from the hall, the ceiling being lowered to the top of door for easier access. This plan is much in favor because of its simple lines and the amount of accommodation it furnishes at a moderate figure. This bungalow has been built at a cost of $2250, which amount could be decreased.$200 by the use of cheap material and finish. Built by the Los Angeles Investment Company 24 NUMBER 576 PLAN 576. Here is a compactly built house that catches the eye at once by its unity of design and attractive exterior. It will be noted that the chimney and mantel—the latter of cobble and brick work—are located at the front of the living room and at the other extreme of the dining room is one of our prettiest buffets. The treatment of the beams and paneling is simple but effective. Between living room and den are the book cases, and sliding into the den may be a disappearing bed which runs under the stairway when out of use. The kitchen meets all requirements as to cupboards and drawers, sink, closets and cooler, and the bedrooms are well supplied with windows and closets. The house has been built for $3150 of first class construction but by using cheap material could be reduced to $2800. 25 Built by thp Bos Angeles Investment Company NUMBER 503 B PLAN 503 B is a design which is more notable for the spaciousness of the rooms than for their number. It is well suited for a moderate sized family which desires room for the entertainment of many friends in an evening. The living room and the dining room, which are separated only by buttresses and pillars are, together, thirty feet long and fifteen wide. Sliding doors lead into the hallway, which is 15 by 11 feet. The main rooms are planned for all elegance. Upstairs are two large bedrooms, bath and sewing room—which could be used as a child’s bed¬ room or play room. These surround a hall in the center of the floor. The exterior is solid and dignified, with an abundance of porch room. The house has been built for $3100, of the best materials; but could be built for $2700 of cheap material. Built by the Los Angeles Investment Company 20 >. 503 NUMBER 486 PLAN 486. This is one of our latest bungalow residences and was photographed before the grounds were put in order. It is 36 feet front, 39 feet deep, one-and-a-half stories in height, and contains seven rooms in addition to the halls, bath room, screen porch and closets. The porch walls and piers are in part stone, but mainly of brick with cement cop¬ ings. The steps and porch floors are also of cement. The interior is embellished with columns and pilasters flanking the hall and living room openings, and with ornamental buttresses between the living room and dining room. Handsome book cases, buffet, mantel and beamed ceilings contribute to the artistic ensemble. Long window shelves for plants are features in living and dining room. The house will cost from $4000 to $4500, according to the grade of materials used and quality of the workmanship and finish. 37 Built by the Los Angeles Investment Company NUMBER 536 A PLAN 536A shows another of our popular story and a half bungalows. It has six rooms, screen sleeping porch and store room. A feature that will be appreciated by housewives is the hallway connecting with every room in the house, including the screen room and the bath room. A little study of the printed plan sketches will show the bungalow to have all de¬ sirable features, even to soiled linen closet and hat closet and solar heater. The principal rooms have oak floors, the living room is beamed and the dining room is paneled. The kitchen shows all the culinary necessities and conveniences. The store room is another feature that will be welcome. All of our kitchens are planned for convenience and accommodation and the plumb¬ ing is of the best; and this applies to the hardware used throughout all of our houses. This can be built for $3350 of good material or about $2900 if of cheap construction. Built by the Los Angeles Investment Company 28 MANTEL IN NO. 536 A ) 29 Built by the Los Angeles Investment Company BUFFET IN 536 A BUFFET IN 540 NUMBER 444 E PLAN 444 E. The exterior is finished in re-sawed siding and klinker brick. Shingles could be substituted with good effect, and at little more expense. The porch is an attractive feature, with its brick piers, cement floor and steps and balcony effect overhead. The living room is of moderate size, but in conjunction with the dining room, which has oak floor, false paneled walls and plate rail, practically makes a living room 15x23 feet. Between the rooms are book-case buttresses surmounted by pillars. The mantel and buffet are built in the best style. The kitchen is extra large and has every convenience. The “breakfast room” can be used as a dining room by a small family, or is available as den, study, or child’s room. There is an exceptionally good supply of closets in the house. Built of the best materials, this cozy bungalow can be erected for $2400; or if cheap material and with unguaranteed workmanship for about $2100. Built by the Los Angeles Investment Company 30 PLAN 482. This cozy house is a bungalow without frills and one in which the simple dignity of the exterior is highly pleasing. The long sweep of the front porch, with its rustic cobblestone balustrade and piers, suggests comfort and permanence, the latter of which fea¬ tures is not always brought to mind in modern bungalows. Living room and dining room are practically one, being sep¬ arated only by buttresses into which are built china- and book-cases. Both rooms have large windows looking streetward, through the porch. The dining room has a pretty buffet built into a shallow al¬ cove projecting slightly from the house wall, and the living room NUMBER 482 shows a solid looking brick ^chimney and mantel, flanked on either side by book-cases, over each of which is a casement window. The rear portion of the house is convenient and sufficiently roomy, the rooms being grouped about a small hallway, through which the bathroom can be approached. The kitchen is of ample size, as large as is generally found in much larger houses, and has every convenience. In short, the house seems to be perfection for one of its size and cost, which would be about $2500, if built of the best materials, and about $300 less, if cheap materials and workmanship were used. Built by the Los Angeles Investment Company PLAN 563 has the elegance of a large house applied to a small one. The cement pillars and chimney, the pergola at the side and the shake and shingled outside walls cooperate to make a beautiful exterior. The arrangement and finish of the six rooms are as near perfect as can be made in a house of this size. The house is on a corner lot, which location it particularly suits. Of course the plans can be re¬ versed to suit the opposite corner. The living and dining rooms have oak floors, beam ceilings, beau¬ tiful cement mantels and handsome buffet, with pillars and built-in book cases between rooms. The little hallway connects five rooms, not taking much space but of great convenience. In the den a disappearing bed may be arranged to run under the closet and in the kitchen every convenience is found. This particularly attractive bungalow has been built of the best material for $2650, but of cheap material $2350 might build it. Hints on Home Building It often happens that a person will prefer one exterior of a given series combined with the interior arrangement of another house in the series. In this case it is easy to make the desired combination as the external contours do not vary greatly. Many of the houses here pictured were photographed shortly after being built; consequently the foliage had not grown to a point where it could add its beauty to the picture. But on various pages, the flowers and vines add much to the general artistic effect. A year or two of attention to this feature will cause many of these new homes to present an entirely different appearance. Built by the Los Angeles Investment Company 32 PLAN 541 A. In a certain sense, a bungalow does not always do itself justice, in that the exterior does not always suggest the amount of room there is in the house, which is the case in this plan. The house is decidedly rustic in style. It would well suit an envi¬ ronment of trees and shrubbery, vines, of course, overgrowing the per¬ gola. With walls and roof in tints of dark green, it blends beautifully with such a setting. This excellent plan shows seven rooms. In a few words, the NUMBER 541 A features are: Oak floors, beam ceilings, cobble or brick mantel, music cabinet and book cases in living room; disappearing bed in den; handsome buffet in dining room; two large bedrooms with good sized closets; kitchen having full complement of cupboards, bins, closets and sink; breakfast room that can be used as child’s or serv¬ ant’s bedroom, or as store room; bath room includes first class fix¬ tures and plumbing; a central hallway flanked by linen and clothes closets; and a rear porch, screened, on which are closet and laundry tray. In case larger rooms are desired, two feet, say, could be thrown into the length of living room and den and the same across bath room and kitchen at an extra expense of about $200. No. 541 A could be built of the best material for $2950; and of cheap material and work for about $400 less. Built by the Los Angeles Investment Company NUMBER 600 PLAN 600. This is a house that may find particular favor in the east for the reason that it does not depart far enough from the conventional lines so customary in that section to mark it as revo¬ lutionary. And still it shows the modern influences in a marked manner. This will be noticed in connection with the plaster panels, the treatment of the pergola-and-shed-roof front porch, the arrange¬ ment of windows, chimney and so on. Though technically listed as a six-room house, the good-sized screen sleeping porches give additional room enough to bring it up to the accommodations of a seven or eight room house. There is an ample hallway, a front balcony and a rear screen porch. The arrangement of the rooms is excellent and an examination of the plan shows all the modern conveniences. The principal rooms on the first floor have oak floors and beam ceilings; the dining room has wood paneled walls and living room and den are false paneled with leatherette. The chimney and fireplace are to the front of the living room, built of art stonework. Built by the Los Angeles Investment Company 34 LIVING ROOM IN NO. 600 The den is separated from the living room by sliding doors and is provided with space under the seat and closet for a disappearing bed. The dining room has a beautiful buffet finished with leaded glass and a long bevel plate mirror; it also has a pass-way to the kitchen through the cooling closet. As a matter of course, the kitchen has a full complement of sink, cupboards and drawers, bins and closets. The central hall is a valuable feature, giving entrance to six rooms. The stairs have an easy rise, broken by the platform half way up. Just at the top is a large linen closet. The bed rooms are large and are provided with extra large closets. In the front bedroom and in the bath room are built-in dressing cases. All three of the upper porches have canvas decked floors. The exterior is covered with shakes and plaster panels. Shingles or ordinary siding could be substituted for the shakes, where the latter are not to be had or are not popular. Built in first class manner and material this house costs $3400; but in cheap material and workmanship the expense could be re¬ duced to about $3000. 35 Built by the Los Angeles Investment Company NUMBER 698 PLAN 698. This is one of the prettiest little six-room bungalows we have built. This effect is the result of the happy combination of cobblestones and klinker brick in the front portico, as well as of the generally pleasing outlines. The room arrangement is as good as could be made. The living room is extra large and shows a handsome tile and tapestry brick mantel. Oak floors and wood paneled walls are found in both living and dining rooms. There are three bed rooms, each provided with a closet, and a kitchen that is planned in a manner to save steps—quite a desirable feature from the standpoint of the housewife. As pictured and described here this handsome bungalow cost $2350. Built as cheaply as possible, with the appearance and quality curtailed, it might be reduced to $2000. A full set of blue print plans for any house in this book or for any of the hundreds we have in stock can be had for $5.00. Send us your order. BED ROOM 7 p Boon 12 - 2 ’* It-o’ I JCBEE.^ PORCH be:d-room 11 - 2 * KITC H 13 - 10'»9 6 " □ PL^L^Ci ■ROOM 13-n ' 11-8' Built by the Los Angeles Investment Company 36 y _i-iiL. riF ^irl B'ED ROOl-I fezzi TLOOF? NUMBER 410 S PLAN 410 S. This plan is somewhat of an extension of our original No. 410. The rooms are larger and the finish more ornate. A striking effect, yet a quiet one, is that produced by building the porch walls and piers of cement plaster with the coping of rough klinker brick, laid in cement-mortar that may be natural color, red or black, as the taste of the owner determines. The steps are treated in the same manner. In the living rooms there is a pretty tile mantel, laid up in black mortar. Hexagonal pillars surmount the buttresses between this and the dining room, in which is a neat buffet with leaded glass doors. Both rooms have beamed ceilings and oak floors. The kitchen and bath room are completely equipped and the house will be excellently finished throughout if our plans are followed. In first class construction, this bungalow cost about $2500; but in cheap construction the cost might be reduced to $2200. 37 Built by the Los Angeles Investment Company NUMBER 586 PLAN 586. This compactly built home includes eight rooms, large halls, screen sleeping porches, balcony and pergola. The use of resawed siding on the first story, of shakes on the second and the heavy timbering of the porch gives an attractive rustic touch. Between the living and the dining rooms is a suggestion of di¬ vision by low book cases and the sweep of the two rooms together is thirty feet with fourteen in width, making an imposing appear¬ ance. These, with the hall and den, have oak floors. The dining room has wood paneled walls and the living room, hall and den are paneled with leatherette. The den and breakfast room are both larger than usual. The reception hall is a beautiful introduction to the house, has a built-in seat and a wide flight of stairs. Upstairs are three rooms off the central hallway. There are two extra large bedrooms and each is provided with an open air, screened sleeping room. There is a built-in wardrobe in the front room. The rear one has an 8 by 6 foot storage closet, and there is a linen closet off the hallway. The front balcony is entered from the front bed room. Built by the Los Angeles Investment Company 38 LIVING AND DINING ROOMS, NO. 586 The sewing room is large enough to be used as an extra bed room when desired and would be very useful in an emergency. If desired, a disappearing bed could be planned to run under the closet of the rear room, as is called for in a number of our houses. This would give the extra bed in the sewing room at a moment’s notice. The plans call for finish in the highest style of the builder’s art. Prominent features are the cut stone mantel and the buffet, with its beautiful design of leaded glass. This handsome home has been built in the style described for $3700. If several built-in features were omitted, cheaper material and lower grade of work were used, the expense might be reduced to about $3250. 39 Built by the Los Angeles Investment Company NUMBER 339 F PLANS 339 F and 339 G. These are our latest arrangements of a plan that has proved highly popular among our five-room bunga¬ lows. The difference is nearly all in the finish of the exterior and an up-curve of the ridge at the gable ends. In 339 G, klinker brick is used in combination with the cement plaster in the porch and pillars; and the front elevation as a general thing has more “snap” to it, which many builders will prefer, even at the slight additional expense. There is at times a bit of the Japanese influence shown in the California bungalow and just a touch of it creeps into the exterior of 339 G. Plan 339 F gives almost as much floor space and is quieter in its exterior treatment, otherwise there is little choice between the plans of the two. The room arrangement is the same. PLAN 339 F has been built for about $2200 and 339 G for about $2000. These cost prices could be shaded perhaps $300 for cheap con¬ struction. Built by the Los Angeles Investment Company NUMBER 339 G CO CO JZ CO -4-* C/3 HH CO S , ■‘^ •S cO ^ ™ u 'O c o c/3 c CO flJ '-’ J! S ^ o O u ■(3 b£ ni C 4> 3 i! M •S >» ’C t; ^ rt 5? ■*^ o- o C/3 fC .±1 •D j: fs (0 CO W) c o w TJ O O .Sf nj SJ -o • S CO CO (D a> bJ5 CO (0 •4-» C w 1_. 5 'O Cfl 4) o S2 •*-• 4> . > *0 o 4) U CO Ui 4> « XI " T) W o ^ ^ ■C ’-H 4/ w CO bO 3 CO 'O Cli CO o a a o CO V Sfii ^ .5 ^ u > 3 3X0 X o X -c M *" “ O « 3 .a c u 3 § o •3 •= *;s fd o ^ _ o •n r£ C ^ (0 'O fli JE % & 3 .ir (u 'O a a CO 4> X U cO 4> TD cO biO C is HD 0) X CO 5 bi) .£f ^ C ^ CO 'O C ^ ™ o CO u • ^ u a o o . . •c j n « '3 a "3 3 C V. C q; a> Ui j: a -M >> !S ^ co" E 4-1 ti (0 S ^ 'O ^ C E E ^ fd 41 a> Id ^ 42 4) u. O 'O 4) CJ C 4) *s 4) > „ C Ti s - 4«i 5 CO *3 C 4) CO o a a s CO 'O d cd o d CO XJ d cO 4) O; q; N t4H *11 CO lO ^ d ^ .H O 4- 4> w 4> 4J b/) Ui cm CO X ^ o CO - ^ d i •iS'^ E E O O o o u U 4J rS te « 3 -3 »d bX) CO 4) d td . 4) C E o -o 2 " 4) 3 ji "o d O 4 : O bjO -S ’C ^ 43 - Ui VO O ^ O €& d CO CO ^ Ui CO 4> a a (0 4> . Ui O . bJ3 • d *> 4) 'd CO Ui bX) T3 4/ 4) 4-» d CO Ui CO d bjo d d d CO CM a d 'O 4) 43 4) - ba O s CO S s & S .e- s O CO TD d cO 2 E 3 M ° E u o 3 *C 4> > O a a S *•2 ^ CO «-> 3 2 E g 41 Built by the Los Angeles Investment Company NUMBER 339 E. LIVING ROOM NUMBER 567 PLAN 567. The effect of this house is rather of the rustic order, with a suggestion of the Swiss. This is produced by the rough rustic siding and the low pitch of the roof and somewhat by the open gable of the porch roof and the cream white brick piers, with red brick ornamentation. This house has seven rooms and two large screen sleeping porches. The sleeping porch idea is gradually working its way east, on the recognition of the beneficient effects of out-door sleeping, no matter what the temperature. In California almost every home¬ builder demands the screen sleeping porch, the interior bed room being used as a dressing room. Entering the living room from the front cement porch, one finds a beautiful apartment 18x14 feet, with a large mantel and fireplace at the rear end, behind which is the den or little library which opens on a rear pergola. To the left front is the dining room and back of it the kitchen. The former is provided with a handsome buffet and the latter with all the adjuncts necessary for “delicatessen.” Built by the Los Angeles Investment Company 42 INTERIOR, NO. 567 The main rooms have oak floors and beam ceilings. The living room walls are paneled with “Lincrutsa” and the dining room has wood panels. The stairway is entered from the living room and from the kitchen—the most satisfactory arrangement. A neat little break¬ fast room is back of the kitchen and the stairway. Upstairs is a good sized hall-way leading to two bedrooms, each with its sleeping porch, and to an unusually large bath room. Both bedrooms are provided with good sized closets; the front room opens onto a balcony through French windows. Every detail of the house is complete and the plans call for first class workmanship and finish. The blue prints show full details of the treatment of various rooms—the buffet, mantel, paneling, built-in book cases in the den, seats, linen closet at the head of the stairs, cupboards and drawers in the kitchen and other features. This house has been built for $3500 as described above; of cheap workmanship and materials it might be put up for $3100. Many cheaper designs are in our “Inexpensive Bungalows.” 43 Built by the Los Angeles Investment Company NUMBER 613 PLAN 613. There is a good deal of demand for plans that have an extra room be¬ yond the usual five. This small room is termed a breakfast room, yet in some cases it is used as a child’s bed room, nurse’s room, play room or sewing room. This plan shows such a house. The front elevation is attractive, with its cement and cobble porch and shingled gable ends. There are oak floors in living and dining rooms, a handsome brick fireplace, a divided buffet and built-in bookcases. The bed rooms are of fair size and the kitchen is large in proportion and is pro¬ vided with sink, cupboards, cooling closet, bins, drawers, etc. The house is compactly built, and is especially well provided with porches; for, in addition to those usually found, there is a rear pergola opening off the breakfast room through French windows extending down to the floor. This is to be commended for its accommodations at its moderate price, which was $2600, built of good material and in good style. It might be put in cheap shape for about $2300. Built by the Los Angeles Investment Company 44 PLAN 598 PLAN 598. Here is a handsome seven-room bungalow that attracts the eye at once. It is planned along modern lines and has the skillful touches which show the artistic architect. Examination of the exterior photograph shows the details which make it attractive, principal of which is the treatment of the porch elevation. The interior finish is done in the best of taste and requires high-class workmanship. It makes what the ladies call a “dream of a bungalow.” A few of the details are oak floors, beam ceilings, art stone mantel, plaster panels, handsome buffet, built-in book¬ cases, cozy den, complete kitchen equipment, white enameled woodwork in bed rooms and square rear hall. This house is not built to be as cheap as possible, but to give the most in accom¬ modation and appearance as is possible for the money. Built in first class style, this handsome bungalow cost $2600. But if the built-in feaures were omitted, cheap material used and a lower grade of workmanship), the cost might be reduced to $2300. 45 Built by the Los Angeles Investment Company NUMBER 564 B PLAN 564 B. This house is planned along more conventional lines than are many of our later homes, and for that reason may appeal to those who wish a modern touch in their homes without any radical departures. In many eastern communities which are not ready for the real bungalow style, this design will be appreciated. The features which differentiate it from the older style of con¬ struction are the extended eaves, the pergola beams over part of the front porch, and the double porch pillars on the cement-capped brick piers. The interior shows the best modern style of finish and design. There is a dignified brick mantel in the den, which is separated from the living room by pillared buttresses, into which are built ample bookcases. Where it is desired to secure complete separation of den and living room, sliding doors could take the place of the book¬ cases. The living room has a beamed ceiling and it, with the den and the dining room are paneled in leatherette. The buffet in the dining Built by the Los Angeles Investment Company 46 LIVING ROOM, NUMBER 564 B room is flanked on each side with windows and serving tables, under which are drawers and cupboards. The kitchen has sink, drain boards, large cupboards, drawers, bins and cooling closet. The back porch is provided with closet, toilet and laundry tray. Upstairs, around the central hall, are two bed rooms, bath and two open air sleeping rooms, giving the accommodations of three or four bed rooms. The front bed room has a closet with 58 feet of floor space, a whole store-room in size. The house is planned to be heated by furnace, to which stairs can be built, leading down from the kitchen. Where gas is installed, a gas furnace will be found entirely practical. Built as above described—less cellar and furnace—the house has cost $3150. Of cheaper work and materials, it might be put up for about $2800. Many cheaper designs are in our “Inexpensive Bungalows,” which is announced for March, 1912. 47 Built by the Los Angeles Investment Company NUMBER 544 B PLAN 544 B. This is a six-room home of solid and dignified design. Besides these rooms it has two porches and a screened sleeping room. The brick work is built of tapestry brick, dark red color and rough surface. The porch piers are well proportioned to the size of the house and give it a substantial appearance. Living room, dining room and kitchen have oak floors. All the rooms are of good size and are well finished. The kitchen is provided with all the usual built-in apparatus of a woman’s workshop. Living and dining rooms have wood cove at junction of walls and ceiling. Upstairs there are two bed rooms, bath room, sleeping porch, and good sized closets, all approached from the upper hall. This house has been built of the best workmanship and material for $2950. Of cheaper construction it might be erected for $2650. Built by the Los Angeles Investment Company 48 SECOND TL.OOR. PDANNo.544B NUMBER 537 D PLAN 537 D. The exterior of this home has more of the “house” effect than of the “bungalow” style. Yet there are bungalow modifications noticeable in the extended eaves, the roof lines and in minor points. It has six rooms, an open air sleeping room and large hallway. The combined living and dining rooms measure 29x13^4 feet, separated only by pillared buttresses in which are placed the book-cases. The den is always a welcome feature, as it can be used as a library, reading room or sewing room, as desired. The kitchen is fully equipped with closets, sink, cooling closet, drawers, cup¬ boards, etc. The bed rooms are provided with large closets and a linen closet at the head of the stairs. The mantel in the living room is built of cement plaster in a good design and the buffet is well built. In all the house gives good value for its cost, which was, as described above, about $2600. In cheaper work and materials it might be built for $2300. 49 Built by the Los Angeles Investment Company Built by the Los Angeles Investment Company V < CO bh CO « =5 a “ cd 'W) o ■£ 4-» C o rt j: . cd 00 (0 u •d s M CO g d cd 2 « p o o g u 0 o 4-* o u t: .g bXI •S ^ •S TP (ti 1) u 03 O Xi CU P u rt C S o O CO 13 C w o 4) " g s s W O i ^ 4>> ^ i2 ^ 2 “I •4-* vU cd cd Z a ^ CO ^ a o Z T) ^ O ^ S2 H S E a § 2 ° tC M -g o C i '-s fcts -n p ^ d id P ^ 2 u CO _ T) “ tS c ^ o n) bfl ‘ lO-O" DED RODAV 14-0' » lO-O" ^22 vzvzhz^ E PORCH About Cheap Construction Home building is not a matter to consider lightly. Possibly a man may live forty or fifty years in the same house; hence its con¬ struction and consequently its wearing capacity is a matter of no small account. It is easy to be tempted by the allurements of the cheap contrac¬ tor—generally an irresponsible contractor. Any house that may be well built for a given sum can be put up in a “skimped” style for twenty per cent less than that amount. This “saving” is made by using less bricks in a wall, less cement in the plaster and mortar, thinner studding and joist, and fewer of them, a third grade of lum- NUMBER 450 B ber, leaving knots and cracks to be covered with paint, and the paint of a cheap variety which will crack, fade and scale off in a year. Then the plumbing can be of an unwarranted grade and the hardware thinly plated. The built-in conveniences such as seats, bookcases, china closets, buffet, cooling closet and the adornments of modem construction like paneled wainscoting, beam ceiling and plate rail will be missing; or if used at all will be cheap-looking. It is by such “skimping” as the above that cheap builders are able to put up houses at less than the maximum prices quoted in this book. It is well for hpme builders to know what low bids mean. 59 Built by tbf Lpg Angeles Investment Company NUMBER 450 C PLAN 450 C. The noticeable features of the exterior are the brick porch, the front dormer and the open work gable finish, all serving to give to this design a distinct individuality. The porch piers, brick columns, intermediate pedestal piers, step buttresses, and open brick work balustrade are planned with much skill. Notice the heavy wood braces reducing the span of the porch entablature, thus avoiding the necessity for intermediate supporting columns which would obstruct the outlook. The plan shows four rooms of good dimensions on the first floor, and three on the floor above, in addition to the well lighted staircase hall, toilet, closets, a large bath room and a linen closet. The porch floor and steps are of cement. The living room and dining room have oak floors, beamed ceilings and plate rails and are connected by a buttressed opening. The living room has a fire¬ place and bookcases and the dining room a handsome buffet. This plan differs from 450 A mainly in larger size of the stair¬ case hall. The house is 30 by 37 feet in size. It can be built for $2700 to $3100, according to finish. Built by the Los Angeles Investment Company 60 Hints on Home Building In the primary form of a bungalow there is no hallway, but en¬ trance is immediately into the living room. Where a hall is used, it need not be a dark and dingy passage, giving one the idea he is entering a tomb, but of ample size, well lighted, furnished with comfortable seats, offering a bright welcome to the visitor. The stairs are treated not simply as a ladder to the second floor, but as a decorative feature, being finished in beautifully stained and waxed woods, not necessarily expensive, but thoroughly artistic. In building porch pillars and balustrades of rough stone in the natural shape, it is well to select the stones in proportion to the size NUMBER 450 C of the house. The stones should be graded, the larger ones put at the bottom and the smaller at the top, and pillars made in propor¬ tion to the size of the burden they are supposed to bear. The French window, practically a door glazed down to the sill, gives both light, ventilation and egress, and is much appreciated opening onto a porch or pergola. For other windows, the casement is much in popularity, swinging out like a door and having a lock catch to hold it at any desired point, the screen being on the inside. This arrangement may be reversed, but the latter plan is not so satis¬ factory in bad weather. 61 Built by the Los Angeles Investment Company NUMBER 568 PLANS 568 and 568 A. To one who has not made a study of house plans, it would seem impossible that the houses pictured on this and on the opposite page are built from the same floor outlines. Yet such is the case. Plan 568, shown on these two pages, is reversed, the porch built a little differently, the first floor walls covered with vertical siding instead of shingles—and in Plan 568 an entirely different appearing house is produced. Inasmuch as the floor plans differ only in being reversed, it is unnecessary to print the plans for 568 A separately. One simply has Built by the Los Angeles Investment Company FIRST y-io see, to remember that the living room, dining room, porch, etc., are on the opposite side of the house from that here shown. The plan is very compactly arranged and its six rooms with the porches, screen sleeping room, closets and balcony offer a maximum of space at a minimum of expense, quality considered. Plan 568 is decidedly of the Swiss chalet effect, while the other is more American in style. In each the front porch is 17x12 feet and opens into living room and den. It has a cement floor and in 568 is edged with brick. In 568 the ceilings of the living and dining rooms are beamed; 62 NUMBER 568 A in 568 A they are plain; in the former the mantel is of plaster, slashed with color to represent granite, while in the other house the mantel is built of white brick. The buffet is the same in each and is of large size and of a dignified, plain design. Both houses are provided with all customary built-in features throughout and are finished in the best of our skilled builders’ art. Plan 568, built in this manner, cost $3125, and Plan 568 A cost $3150. Constructed of cheaper material and by a cheaper class of work, with certain details omitted, it is possible that they could be built for $400 less. Prices of material fluctuate somewhat, according to supply and locality. Built at other points, these houses may cost a little more or less, owing to local conditions; but there will not be great divergence between costs quoted and figures elsewhere. There is much demand for bungalows of less expensive type and the Los Angeles Investment Company has met this by preparing a book of plans and photographs of bungalows costing from $1000 to $2500. Its title is “Inexpensive Bungalows;’’ 50 cents sent this Com¬ pany will bring you a copy. 63 Built by the Los Angeles Investment Company J NUMBER 540 PLAN 540. In this dignified home the cement piers and walls and the brick and cement baluster present a dignified and solid front, while the shingled front gable adds a rustic touch that lightens the design. The house is compactly built and hence gives the most space for the money it cost. The combined living room and den reaches across the front of the house, a sweep of thirty-six feet; the dining room is extra large, being 12 ^x 17^2 feet; the kitchen, too, is commodious, and is provided with all essen¬ tials for a well regulated cookery. The bed rooms are of good size, light and airy. Each has its closet, and the front one, in addition, a store-closet of fifty feet of floor space. The finish through¬ out the house is in the best of workmanship and material, and so built the house cost $3300. Of cheap material and labor it might cost about $2850. Built by the Los Angeles Investment Company 64 NUMBER 537 A 537A. This is one of the compactly planned two-story bunga¬ lows in favor with those who do not like all the rooms on the first floor, and with those whose lots are small. This house covers 34 by 24 feet of space and yet has large rooms. The living and dining rooms together measure 30 feet long by 13 in width. The den has a dis¬ appearing bed, sliding under the stairs. The supply of large closets off the bedrooms and bath rooms upstairs is worthy of notice. The design of the interior is pleasing, including mantel of buff speckled brick, handsome buffet, oak floors, beamed ceilings, buttress book cases, etc. The solidity of the external appearance is shown by the above photograph. This house has been built of first class construction for $3000, which could be brought down to $2600 for cheap material and by the omission of expensive features. 65 Built by the Los Angeles Investment Company NUMBER 486 A PLAN 486A shows a house that Ls well set off by the white brick of the piers and balustrades and chimney. The long sweep of the porch, 32 feet, is unusually ample. Seven large rooms and reception hall, with a full array of bath, closet and storage rooms make up the equipment of the house. All but the kitchen on the first floor are oak-floored, paneled and beamed. The buffet in the dining room is particularly handsome, in keeping with the living room, with its attractive mantel and book-cased arch. The second floor is compactly planned and tastily built. Every foot counts. Of course the kitchen is fully equipped—as in all our houses. Too many houses are lack¬ ing in the essentials of a complete house-wife’s workshop—but not ours. This attractive home can be built in good style for $3700 or of cheap materials for about $3200. For cheaper designs see our “Inexpensive Bungalows.” Built by the Los Angeles Investment Company 66 BUFFET IN NO. 486 A 67 Built by the Los Angeles Investment Company BUFFET IN NO. 525 BUFFET IN NO. 542 PLAN 487. A strictly down-to-date seven-room li^-story resi¬ dence, designed along true bungalo-w lines. The porch has cement floor and steps, and cement capped but¬ tresses; the porch walls, or balustrade, is mainly of brick with ce¬ ment coping, rising above a sub-structure of large and small cobble¬ stones artistically combined. Setting back the exterior wall of the den gives a strong hori¬ zontal line extending across the greater part of the side, separating the re-sawed siding below that level from the shingled gable above. This effect is carried out on the front by the bracketed roof pro¬ jecting over the dining room bay, and on the other side of the house by the painted string course separating the wall into clapboarded and a shingled zone. Such architectural effects are carefully pro¬ duced; they do not simply happen. All depends upon the skill of the designer. The interior forms a fitting complement to the exterior. The broad effect produced by running the head trim of the den opening and the staircase alcove in an unbroken member is excellent; so is Built by the Los Angeles Investment Company 68 e NO. 487. LIVING ROOM the combination of bookcases, seat and windows in the den; and the short column and stepped-ofF buttress treatment of the opening be¬ tween den and living room is a pleasing variation from the conven¬ tional method. The square columns in the opening between the two front rooms run up from the floor, thus throwing these two principal rooms together more completely. The admirable arrangement of the rooms, below and above, re¬ quires no particular comment. Few residences show a more con¬ venient plan. The three principal rooms are impressive in their aggregate area, as well as in their architecture, and the second floor arrangement of bed rooms, bath room, hall and sleeping porch, is in every way good. Oak floors, paneled wainscot, plate rails, beamed ceilings, built-in furniture, leaded glass, plate mirrors, and all the details of a twentieth century residence of a high class, characterize this design. Its cost when built of the best material and with fine finish was $3750; using low grade materials this could be reduced to $3300. Blue print plans of any house in this book for $5.00. Built by the Los Angeles Investment Company NUMBER 504 PLAN 504. Not coming under the head of bungalows, but show¬ ing something of the bungalow influence is the handsome nine-room residence on this and the following page. The salient features of the exterior are the massive stone balustrade and pillars of the porch, the low overhang of the eaves, the plaster panels of the gables. Con¬ tinuous with the porch is the porte-cochere, of the same material and finish. The covering of the first story is re-sawed siding and of the sec¬ ond floor is shingles, making a highly pleasing combination. One-fourth of the first floor is given to the large reception hall, from which the oak stairs rise to the second floor, with a landing at the end of the hall. The walls are beautifully paneled. On the right is the living room, 26 by 16 feet, and back of it the den, 10 by 16. The beam ceilings and oak floors are carried continuously, making practically one room 35% feet long and 16 feet wide. There is a fine tile mantel topped with a plate glass mirror and, at the further end, four book cases. To the left of the hall is the dining room, with a sliding door between, opposite which is a handsome buffet. The finish is the same as in the living room. Built by the Los Angeles Investment Company 70 Back of the dining room is the pantry and kitchen, both supplied with every possible convenience. The kitchen opens into the break¬ fast room and has its own stairway leading to the landing in the main hall. On the second floor are four bedrooms surrounding the main hall, the largest being 19% feet by 1254 feet. In the rear is a screened sleeping porch, 8 by 12 feet. In the attic is a servants’ bedroom with a bath room and toilet. The house is piped for heating from the furnace equipment placed in the basement. NO. 500. LIVING ROOM (See next page). The bath room is large, nine feet square, and there is an ample supply of closets, one being 6 by 8 feet. All of the rooms on this floor have oak floors. Some of the bedrooms are supplied with full- length mirrors and every adjunct of a well-appointed house of the most modern design is found in this handsome residence. Its cost complete, including all of these special features, was $9500. This doubtless could be reduced to as low as $8200 or $8300 by leaving out the modern accessories and using low grade material —a thing no one who wanted as handsome a home as this would care to do. 71 Built by the Los Angeles Investment Company NUMBER 500 PLAN 500. Here we have what we think is as pretty a little home as can be found. The eye is at once attracted to the cement- stone porch balustrades and piers, with the blocks built in basket effect. The rest of the exterior is in keeping with the artistic and dignified tone of the front stonework. No point has been overlooked in supplying this home with all the features of a modern bungalow. To capitulate briefly: the living room has beautiful stone mantel, two hinged seats, paneled walls, beam ceiling, oak floor, two built-in book cases with leaded glass doors and closet. The dining room is equally well equipped and the kitchen has a goodly array of cupboards and other appurtenances. The bath room is supplied with first class plumbing and has a large linen closet. On the rear screen porch is a stationary laundry tub. The finish is of the very best, as the house was built for occu¬ pants who wanted first class effects rather than many rooms. A picture of the living room will be found on the preceding page. It cost $2850, but without the extra features and with low grade material could be built for $2500. Built by the Los Angeles Investment Company 72 NUMBER 501 PLAN 501. We present on this page one of our cement exterior houses, built with a rather novel elevation, one that attracts much favorable attention. The cement finish is coming more and more into favor, but heretofore has been used mostly on larger houses. The photograph speaks for the attractiveness of the exterior, and the plan suggests how cozy and comfortable the interior may be made. The front porch is twelve feet square and is cornered with heavy cement pillars on each side of which runs an eight foot extension without roof—in terrace form. The plan is not unlike one or two others we publish in this col¬ lection, differing only in unimportant details. The living room is the main feature, having beam ceiling, oak floor and a large recessed tiled fireplace. It is lighted front and rear, at the latter end, having three casement windows. The dining room has a bay extension with large window space, front and side, and the bedrooms are also each lighted on two sides. The kitchen is a model of convenience and is compactly built, containing all the necessities. The screen porch is of good size. The little hallway between the bedrooms is a good feature, giving entrance to the bath room from three rooms. Built in the best of style this house cost $2600, which could doubt¬ less be cut down to $2300 if built in the plainest manner and of cheaper material. 7i Built by the Los Angeles Investment Company NUMBER 557 PLAN 557. Now here is a gem of a six-room one-story bungalow. It is logical in exterior—no mixture or angles, curves and lines. Look the plan over; you will find it full of good points. Around the little hall¬ way center five rooms, with kitchen and breakfast room in the rear. The latter might be used as a child’s room. Living, dining and break¬ fast rooms open by French windows onto the brick-floored pergola at the side—a little open air living room in itself. All accessories of a well planned and finished home are present— oak floors, beam ceilings, cement fire-place, handsome buffet, etc., book¬ cases, all kitchen accommodations and ample closet room. Built at a cost of $2700 for first class work, but might be con¬ structed of cheap material and work for about $2350. Built by the Los Angeles Investment Company 74 poRCH NUMBER 525 PLAN 525. Six rooms, front porch, cement-floored pergola, hallway, bath-room and screen porch go to make up this cozy bungalow. The occupant has practically an in-door and an out-door living room, made by the cement-pergola space at the rear of the living room. The den can be utilized as a bedroom in a pinch, and there are various other features that will commend themselves, on examination of the plan. The solid pillars and double front steps give a valued appearance of solidity to the front elevation. The pillars can be of cement, as in the picture, or of brick or wood, as desired. There are several variations of this plan in the book and we have half a dozen more in our files. We suggest that prospective builders provide themselves with “In¬ expensive Bungalows,” issued by the Los Angeles Investment Company. The bungalow has been built for $2825 of the best material; cheap construction would probably bring it down to $2450. 75 Built by the Los Angeles Investment Company NUMBER 302 F 302 SERIES. This is one of our largest series, consisting of ten different designs of exteriors and the same number of variations in the interiors. Sometimes the changes are such as changing the mantel from the living room to the dining room (or vice versa), sub¬ stituting sliding doors in place of cased or buttressed openings, locat¬ ing the stairs one place or another, adding a second stairway, or omitting a chimney and so on. There also may be a different arrangement of porch piers and Built by the Los Angeles Investment Company steps to conform to the designs, or the reversal of plans to adapt them to lots of different frontage. We have selected a few variations of No. 302 which show decided differences in planning, together with a number of exteriors, and here repeat the statement that generally any one of the exterior designs may be used with any one of the plans, minor changes only being necessary. They all cover either seven or eight rooms, three of which are on the second floor. The houses vary in width of front, from twenty- NO. 302 F. HALL AND DINING ROOM six feet to thirty-two. The ceilings are about eight and a half feet below, and eight feet above. Some of them have boxed in stairs and some have handsome open-string stairs, forming a conspicuous fea¬ ture of the living room or the reception hall. Part have oak floors, beamed ceilings, paneled wainscot and plate rails, and some are with¬ out. All have fireplaces and mantels of brick or stone, and buffets of more or less prominence. All have screen porches, and some have laundry tubs installed therein. In some, the porch floors are of cement, and in others of wood. PLAN 302 F. This is a wider house, being 32 feet at the front and rear, and about 33 through the dining room. The interior presented shows the living room, with doors open¬ ing into the dining room on the right. The living room and hall are practically one room, so far as the floor spaces are concerned, the low buttresses ending in square pedes¬ tals without columns. The beamed ceilings are shown, also the sliding door and but¬ tressed opening trim, with their molded and bracketed caps. There are handsome book-cases in the living room, and there is a second chimney for kitchen and dining room. The second floor bed rooms have large closets, and the bath room is conveniently located. There is also a toilet upon the first floor. Cost $3000 to $3450, according to material and finish. Much cheaper designs are shown in our “Inexpensive Bunga¬ lows.” 77 Built by the Los Angeles Investment Company h p. i , iff i i .'1 1 r ■Pm i---11|* il ■ ^ ^ .-v 4 l»li fw NUMBER 302 G PLAN 302 G. These plans show a reverse arrangement from 302 F, as well as other changes, the most noticeable being the sub¬ stitution of buttresses and short columns in place of sliding doors be¬ tween the living room and dining room, and the omission of a similar division of the living room and the entrance hall. The book-cases have been built into the buttresses instead of un¬ der the windows. The den has taken the place of the bed room, and is enriched with a beamed ceiling to match that in the other rooms. These changes have the effect of throwing the greater part of the first floor into a suite of three fine rooms. Built by the Los Angeles Investment Company The second floor changes are less radical, the front bed rooms be¬ ing moved over to the center of the house, and made somewhat shorter. A screened room with a disappearing bed takes the place of one of the rear bed rooms; the general plan of this story is otherwise unchanged. This idea of having a disappearing bed on the screen porch finds much favor with housekeepers. During the day the bed can be run out of sight and the porch used as a sun-sitting room. An¬ other gain is in the additional cleanliness that comes from the pro¬ tection of the bed from the dust of the daytime. Cost, $3250 to $3700, according to finish and material. NUMBER 302 G Details of Home Building Close attention to details in building a home will pay an im¬ mense profit on the time and attention given to it. Not only is it advisable to select a plan that is satisfactory and an exterior that is attractive, but the minor details are important. Such matters as the placing of closets, the arrangement of the electric lights, and planning enough points of connection for gas heaters should receive close attention. Another thing is to insist on first class plumbing and bath room arrangements and to secure a good grade of hardware—not the cheap, plated variety. For the maximum price stated in this book, the Los Angeles Investment Company furnished its clients with first class material and workmanship. We do not advise economy in this respect, as a sup¬ posed saving in the beginning means trouble and expense later. Houses can be built for the minimum figures quoted but they could not be warranted in any respect—unless it be to give dissatis¬ faction in later years. 79 Built by the Los Angeles Investment Company NUMBER 506 PLAN 506. This exterior will appeal to many persons who do not care to break away entirely from the conventional style and who yet desire the comfort of a bun¬ galow. The porch on two sides is suggestive of the south with its open air comfort. The living room extends across the whole front being 24 by 16 feet. At the left is a large brick mantel flanked by bookcases; above are beam ceilings below are oak floors. The dining room has the same finish, with paneled walls and a pretty buffet. The kitchen is 16 by 11 and is supplied with the needed accessories. In the center of the rear section of the house is a small hallway which opens into four of the five rooms. The cost of this house was $3000 built of the best material; it could be built for $2700 if cheap material and workmanship were used. For many cheaper designs see our “Inexpensive Bungalows.” Price 50 cents. Built by the Los Angeles Investment Company 80 NUMBER 539 PLAN 539 shows a six-room bungalow, attractive in both exterior and interior, compactly built and giving as much satisfaction in appearance and comfort as can be obtained for the money. The porch is 24 feet long by 6^4 wide and has cement floor and its combination of klinker brick and cement edging is quite novel and pretty. The combined living and dining rooms, separated only by an arch and book-cased buttress, is 24 feet. False panel work is used in the dining room—that is, up to the plate rail the wall is marked off into panels by three inch “battens.” The added feature of a breakfast room does not absolutely require the occupant to eat his matutinal toast and egg there, for the house-wife may prefer to utilize this room as a child’s bedroom, play room, or possibly a sewing or servant’s room. The house has been built in good finish for $2400. Had cheap material been used it might have been reduced to $2150. Cheaper designs in “Inexpensive Bungalows.” gi Built by the Los Angeles Investment Company NUMBER 526 A PLAN 526 A. This plan and exterior form one of the most attractive combinations among the thousands of bungalows built from drawings of this Company. One is attracted by the front view, and the interior arrangement and finish leave nothing to be desired for a house of its size. Living and dining rooms are finished alike, and together occupy the whole front of the house. At the end of the living room is a cozy ingle nook, with beautiful brick and cement mantel and hinged seats, separated from the living room by book- cased buttresses, having light pillars extended to the ceiling. The buffet is built in modern style to match the rest of the fin¬ ishings and the kitchen is of extra size and supplied with every con¬ venience. The four rear rooms open into a convenient hall. This gem of a bungalow cost $2500 built as above. In cheap construction the cost might be reduced to $2250. Built by the Los Angeles Investment Company When building, there often arises a temptation to save money by cutting down here or omitting there, a process that may save now, but will, in most cases, produce dissatisfaction as the years go by. While extravagance is not advised, it is the cheapest in the end to use a good grade of material and to plan liberally for the future. Sometimes it is advisable to wait a few months longer and build better, thus escap¬ ing the disillusionment of shoddy construction. S2 1 NUMBER 537 B PLAN 537B. This is a variation of other plans presented in this book with certain features all its own. The pillars and chimney of rough klinker brick add a rustic touch that removes the house from the ordinary in ap¬ pearance. Being only 24 feet wide it is well suited to a narrow lot. There are six good sized rooms, the combined living and dining rooms together have an extent of 31 feet by 13^. From the former open the den and the stairway. Under the stairs is space for a disappearing bed, sliding into the den for the accommodation of the extra sleeper. Upstairs are two large bedrooms and screen sleeping room, bath and large closets. The house as a whole is a good one for its moderate cost, which was, of first class construction, $3150. For cheap material and work it possibly could be built for $2800. 83 Built by the Los Angeles Investment Company NUMBER 479 PLAN 479. This plan is somewhat similar to several of the 302 series, but is larger and has more rooms. The exterior also resembles 302 D. It has a pleasing combination of double gable dormer and shingled balcony, accessible through the French windows opening to the floor. There are four bedrooms—an unusual number for a house of this size,—also a den, practically part of the lower bedroom, and which might be used as a library if preferred. The porch floor and steps are of cement, and the porch and chim¬ ney of artificial stone, laid as broken ashlar and coped with cement. Built by the Los Angeles Investment Company This fine residence has oak floors, beamed ceilings, paneled wains¬ cot, two chimneys, shingled walls, handsome mantel buffet, book¬ cases and seats. This handsome home can be built of the best materials and with the most satisfactory finish for $3900. But if cheap materials are used, pine floors substituted for oak, beams omitted from the ceilings and the walls plastered instead of panel wainscoted and other reduc¬ tions of similar kind, the cost can be reduced to $3400. Blue print plans of any of our stock plans for $5.00 a set. *4 INTERIOR OF NO. 479 Hints on Home Building Inspect your plans carefully before accepting them. By the mere fact of accepting, you release the builder from obligation to change plans. Because you find out after three months in the house that you want a window in a particular location, that is no reason to call on the builder to put it there, if it was not in the original plan you accepted. In too many houses of moderate size the linen closet is omitted. This is a bad way to save money, as every family needs an ample linen closet, which may have a series of drawers below and shelves above for bedding, unless there is provision for the latter elsewhere in the house. It is a great satisfaction, at times, to have an extra bed in the house, and this may be planned as a disappearing bed, possibly run¬ ning under the closet from the den or dining room. The small part that shows is finished like the room and does not give a hint of the bed back of it. The only objectionable feature is that the closet floor is raised two or three steps, and that may be overlooked in con¬ sideration of the added sleeping room. See that the kitchen has plenty of light, both natural and artificial. A woman spends a good deal of her time in the kitchen and a bright cheerful room is liable to have its effect on the quality of the cooking. 85 Built by the Los Angeles Investment Company NUMBER 498 PLAN 498. Departing somewhat from the exterior appearance of the conventional five-room bungalow is this pretty home. It is most conveniently arranged as to plan and the rooms are somewhat above the average in size. The porch is 20 by 13^ feet in area and its brick pillars, piers and balustrade covered with plaster, properly tinted, gives it a solid and yet not too massive appearance. In the living room one finds a tiled mantel over the left half of which is an arched opening into the dining room, supplementing the pillared opening at the right, a rather unusual but very attractive treatment of the mantel. The dining room is provided with a leaded glass doored buffet. Both rooms have oak floors, beam ceilings and plate rail. Built by the Los Angeles Investment Company Off the dining room is a seven-foot hallway giving entrance to the bath from dining and bed rooms. The total extent of living and dining rooms is 26 by 18 feet. The kitchen is over 10 by 15 feet in size and of course has a full supply of kitchen requisites. In exterior finish, there is resawed siding up to the eave line and the gable ends are shingled. The large size of the rooms and the finish of the porch makes the house a little more expensive than many five-room bungalows, but the additional attractiveness gives good value for the extra expense. Cost, $2850, or for smaller rooms cheaply built, about $2500. NUMBER 573 PLAN 573. This plan attracts attention not only by the neat exterior but by the space given the living room, which extends across the whole front of the house, twenty-four feet and thirteen deep. The blue, rock-faced brick mantel and fireplace is opposite the front door and six double windows supply an unusual amount of light and sunshine. The living and dining rooms have oak floors, false paneled walls and beam ceil¬ ings. There is a novel arrangement of bedrooms and hall, removing the former from any noise in the rest of the house. The kitchen is good-sized and convenient. There are beautiful built-in buffet, book cases and window seats, all of which points recommend the plan strongly. This bungalow has been built in Los Angeles for $2475 of fine material and work¬ manship; of cheap construction it might be put up for about $2200. 87 Built by the Los Angeles Investment Company NUMBER 552 A PLAN 552A. Cement has come to stay, as a material for house construction. Such a house as we present above, while not strictly a bungalow, will meet calls that we have for homes of this material and is given as an example of solid and dig¬ nified architecture combined with a plan that offers ample accommodations. It has a large porch, roomy hallway, seven rooms, some of them quite large, two screened sleeping porches, all finished in the height of workmanship and material. Attention is called to the size of the hallway, living room and the bed rooms as well as the convenience of the den and kitchen. There is a cut stone mantel in the living room and the dining room has a most artistic buffet. The main rooms have oak floors, beam ceilings, leatherette paneled walls, etc. This artistic and commodious home has been built in Los Angeles for $4250 as above described. Cheap materials and labor might bring the cost down to $3700. Built by the Los Angeles Investment Company 88 S9 Built by the Lp§ Angeles Investment Company MANTEL AND BOOKCASES IN NO. 540 NUMBER 432 A NO. 432. LIVING AND DINING ROOMS PLAN 432 A. In this large five-room bungalow the living room is 14x27 feet, and the dining room 14x15, exclusive of the bay window. The two rooms taken together have a floor space of something over 600 square feet. The living room has oak floor, cobblestone fireplace, book-case in buttress, a plate rail and two seats. The dining room has oak floor, paneled wain¬ scot, plate rail, large broad bay vdndow seat and buffet,—also a book-case built into one of the buttresses. Heavy porch piers of cobblestone carry the gable, giving the porch a recessed ap¬ pearance. Porch floor and steps are of cement, with ;ron chains between piers. Cost from $2300 to $2600, according to finish and material. Built by the Los Angeles Investment Company 90 INTERIOR OF NO. 444 B t o R. fi-OOR NUMBER 444 B PLAN 444 B has six rooms in addition to bath room, inside hall, screen porch and toilet. Living room and dining room are of gen¬ erous size, and separated by a buttressed opening having book-cases in the buttresses. The mantel is in the living room. The dining room is lighted by a large bay window, thus lengthen¬ ing the room and affording an outlook to the front and rear. It has a buffet centrally placed, with bevel-plate mirror, leaded glass china closet doors above and drawers below. The living room has window seats flanking the fireplace. The kitchen is of good size, fitted up with all conveniences, and the bath room opens from the inside hall, thus being approach¬ able from all rooms. The exterior is very attractive from any point of view, having projecting gables, supported by effective framed brackets. Porch is of siding, the other walls and the roof are shingled. Cost from $2050 to $2350, according to material and finish. Built by the Los Angeles Investment Company NUMBER 427 D PLAN 427 D. The roof at the gable ends of this pretty bungalow carries a sugges¬ tion of the Japanese, but there the resemblance ceases, as its other lines classify it as among the most modern bungalows. The combination of shakes, beams and cement plaster in artistic proportions produces highly attractive results. The five rooms of this bungalow are of extra good size. They surround a central hallway that opens into three of them and the bath room. The living room is 16 by 13 feet. It has an attractive tile and brick mantel and built-in book cases. An archway leads to the dining room, which has a pretty buffet and large window space. The kitchen is fully equipped with facilities for easy house-keeping. A house with a pleasing exterior, like this, need not cost much more than the cigar- box style of former years, but it is more satisfactory to occupy and brings a better price. This bungalow cost $2250. Built of cheaper material and finish it might be put up for $2000. Built by the Los Angeles Investment Company 92 YARDS AND MILLS OF THE LOS ANGELES INVESTMENT COMPANY, AT SLAUSON AND WESTERN AVENUES Building Equipment of the Los Angeles Investment Company The building activities of the Los Angeles Investment Company require an enormous plant for the turning of lumber and other acces¬ sories into beautiful homes. On a 40 acre tract at Western and Slauson avenues, Los Angeles, this Company has immense lumber yards and mills, a “house factory,” having a capacity of a completed home every five hours. The views presented on these pages show portions of the yards and mills. Some idea of the yard capacity may be obtained when it is stated that over three million feet of lumber is carried in stock. There are ten buildings in the yards, several of them being immense mill and factory buildings, and there is 1000 feet of railroad track connected with the adjacent Santa Fe railway. The mill is 78x100 feet; the warehouse, 60x160; cabinet shop, 80x180; the lumber racks, 400 feet long; stables for 15 teams, brick and plumbing warehouse, the drying sheds, drying kiln, 72x120, with a capacity of 50,000 feet of lumber a day, office and other buildings are included. The size of the yards permit the addition of other mill buildings to keep pace with the expansion of greater Los Angeles. All told, the floor space of these buildings is about 50,000 square feet. The machinery is of the latest design and best planned for the economical handling of the material. This is the most completely equipped plant of its kind in the West. The motive power is elec¬ tricity, thus almost entirely eliminating danger from fire. About fifty men are employed in the mill and yards and about 240 are now working on houses under construction. Hard wood is brought from the east—Kentucky, Tennessee and Arkansas—in car load lots; while the pine and redwood lumber is sent from the Oregon and Washington forests by the ship-load. Five or six big vessels would be required to bring in what is on hand at one time. Such fittings as bath tubs, pipe and fittings, nails, plaster, and other material are bought in carload lots. Hinges and locks come by the hundred dozen. In painting materials there is the same story. White lead is bought by the ton, linseed oil and colors by the carload, and glass in similar quantities. The Company yards and mills are fully equipped to handle a gen¬ eral commercial business in rough and finished lumber and building 93 VIEW IN ONE OF THE MILLS OF THE LOS ANGELES INVESTMENT COMPANY sundries such as glass, paints and varnishes. The other plants of the Compciny have been consolidated with this one and the result is that the Company can carry on not only its own large building oper¬ ations, but ship orders of materials hundreds of miles. Complete houses, shipped “knocked down,” are ready to put together at the end of their journey. With such a source of supply, it is natural that customers are given the best of service and the lowest prices consistent with first class quality. City and out-of-town dealers and builders will save time and money by consulting this Company for prices on materials before placing their orders. The Los Angeles Investment Company This Company is the largest co-operative building company in the world. It is the outgrowth of an eastern company which was or¬ ganized in 1866. It was established in Los Angeles in 1895 and incor¬ porated under the laws of this State in 1899. It has, at this writing, over 11,000 stockholders; all its regular employees are stockholders. Since 1895 it has paid its stockholders 634 per cent in cash divi¬ dends, largely made from the increased value of its real estate holdings, as the Company does not aim at large profits from home construction. Since its foundation in Los Angeles, this city has »4 ONE OF THE SHOPS OF THE LOS ANGELES INVESTMENT COMPANY grown in population from 73,000 to 400,000 and is growing at the rate of 60,000 to 70,000 a year; hence the immense demand for new homes. On April 1, 1912, the paid-in capital and surplus of the Com¬ pany totalled $8,651,744.08. It has developed or has for future work, twenty-seven residence tracts in and adjacent to Los Angeles, cover¬ ing over 3200 acres, on which there are about 16,000 building lots. It has built more than 2000 houses in and near Los Angeles. Stock may be bought in this Company at a price that is gradu¬ ally but regularly advancing. The current price will be quoted on re¬ quest. This stock is now appreciating in value 40 cents a share a year and is paying 28 per cent a year in dividends. In the Globe Savings Bank, Los Angeles, is a Guarantee Fund amounting to more than $100,000.00, for the protection from loss of those who have purchased from the Los Angeles Investment Com¬ pany not more than 500 shares of stock. It is our proud record that in the history of the Los Angeles In¬ vestment Company no one ever failed to have his money returned on demand, generally with large profit. After holding it several years, sellers of stock often have made from 30 to 50 per cent per annum on their original investment. In few other cities would such results from real estate purchases and home building be possible; it is possible in Los Angeles from the remarkably rapid growth of the city, which is estimated to be from sixty to seventy thousand a year. You are invited to become a stockholder in the Company. Send us your address for illustrated literature. 5 Your Savings Earn Six Per Cent Per Annum in Los Angeles Investment Company Gold Notes The Los Angeles Investment Company of¬ fers, in its Gold Notes, an absolutely safe in¬ vestment, a security especially suited to the small investor and one having convenient with¬ drawal privileges. These notes are secured by the total properties of the Company, and by a paid-in capital and surplus amounting, April 1, 1912, to over $8,651,740.00. Its surplus is over $5,650,000.00. The indebtedness of the Company is only $68,000 and there is $921,800 outstanding in Gold Notes and $137,824 in Home Certficates. Every dollar of indebtedness including Gold Notes is backed by nearly $8.00 in security. Gold Notes bear 6 per cent interest and can be purchased in multiples of $100, up to $5000. They can be made to mature at any period from three months to five years. The income from the sale of Gold Notes is being used in the construction of the 13-story building being erected by the Company—one of the finest bank and office buildings in the west. The first floor will be occupied by this Company and by the Globe Savings Bank. The upper two floors have been leased for 25 years by a prominent club. The total rentals for these two leases would more than pay the en¬ tire cost of the building. The great features of the Gold Notes issued by this Company are, first, the security offered, and second, the ease of turning into cash. Every holder of one of these notes who de¬ sired cash for it, has been accommodated im¬ mediately, even though his note had not ma¬ tured. The interest on the notes is payable quarterly. MILLION DOLLAR BUILDING Being erected by the Los Angeles Invest¬ ment Company, without bonds or mort¬ gage, at Eighth and Broadway, Los Angeles, California. The cost of the build¬ ing is being met by the issue of Gold Notes. It has been stated that this is the first big office building west of Chicago, erected free from direct lien or mortgage. The Los Angeles Investment Company is the largest financial and investment institution in the southwest. It was founded in 1866, established in Los Angeles in 1895, incorpor- ater under the laws of this State in 1899, and has been continuously under the same manage¬ ment for over sixteen years. Its principal offi¬ cers have been with the Company from sixteen to thirty-eight years. The business of the Company is principally that of buying and selling real estate and building of hundreds of handsome homes; also, the handling of mortgages, making loans on properties sold, and offering general invest¬ ment opportunities; it has also architectural, insurance, publishing and rental departments. Address as below for particulars concerning stock and Gold Notes and for latest financial statement. Another form of investment is the “Home Certificate,” especially adapted to the person saving for the purchase of a home. Such an account may be started by investing with us as little as $1. Additions may be made at any time. Home certificates draw 6 per cent per annum, compounded semi-annually. There is no forfeiture or loss possible. Write for the publications of the Company showing its oper¬ ations in detail. Remittances for Gold Notes may be made to the Globe Savings Bank, Los Angeles, Cal., or direct to the LOS ANGELES INVESTMENT CO. Los Angeles, Cal. 96 “Inexpensive Bungalows” In response to the large demand for a bungalow book containing plans for cheaper structures than does this book, the Los Angeles Investment Company has issued “INEXPENSIVE BUNGALOWS,” a book of the same size and profuse illustration as “Practical Bungalows” and containing plans for over eighty bungalows costing from $1000 to $2250. “INEXPENSIVE BUNGALOWS” has 96 pages of plans, photographs of exteriors and interiors, ample descriptions, building hints, reliable cost prices, etc. “INEXPENSIVE BUNGALOWS” will be mailed on receipt of 50 cents in postoffice or express order or stamps; or it can be procured at any first class book store. After being sent through the mail it is not returnable. LOS ANGELES INVESTMENT COMPANY 333-335-337 South Hill Street, Los Angeles, Cal Los Angeles Investment Company Largest Co-Operative Building Company in the World Over 11,000 Stockholders OFFICERS Chas. A. Elder, President and Manager; Chas. Cassat Davis, First Vice President and Counsel; Harry D. Rodgers, Second Vice President; C. L. Bagley, Third Vice President; W. D. Deeble, Secretary; G. M. Derby, Treasurer; F. L. Mowder, Auditor; A. P. Thomson, Associate Counsel. Los Angeles, California College Tract Office, 48th and Gramercy Derby Park Office, Denker Avenue and 48th Street Rodgers Park Office, 76th Street and Vermont Avenue Yards and Mills at Slauson and Western Avenues OFFICES: 333-335-337 South Hill Street