Kit houses occupy a unique place in American architectural history. Sold through catalogs by Sears Roebuck and other companies in the early twentieth century, these precut homes arrived by rail and were assembled by local builders across the country. Thousands still stand in neighborhoods from coast to coast. Owners of these properties face a particular challenge: how to modernize a century-old home while preserving its historic character. The concept of nature-integrated architecture offers one framework for this work, blending respect for existing fabric with contemporary spatial strategies. A 1912 Sears Roebuck Elsmore model bungalow in Washington, DC’s Cleveland Park neighborhood demonstrates the full potential of this approach. The home was originally constructed as an object on its site, disconnected from its surroundings. The renovation integrated it fully into the adjacent Rock Creek Park landscape through new glass walls that frame views of trees and a creek that had previously been closed off from the interior.
The History of Sears Roebuck Mail-Order Kit Houses
Sears Roebuck launched its mail-order house program in 1908, selling more than 70,000 homes by 1940. Customers selected a model from the catalog and received a railcar shipment containing all materials needed for construction: precut lumber, windows, doors, roofing, hardware, paint, and instructions. The Elsmore model chosen for this Cleveland Park property was a bungalow style home, one of the most popular Sears designs. Bungalows appealed to early twentieth century homebuyers for their efficient layouts and Craftsman detailing. The kit house program democratized home ownership, making quality housing available to families who could not afford custom-designed homes. Passive house design principles share a similar practical orientation, applying standardized strategies to achieve consistent results across different projects.
How Kit Houses Were Constructed
The kit house process was remarkably comprehensive. Each shipment included everything needed to complete the structure. Key elements of the system included:
- Precut lumber with numbered pieces matching the assembly drawings
- Complete window and door packages sized for the specific model
- Roofing materials, siding, and trim specified in the catalog listing
- Plumbing fixtures and piping for models with indoor plumbing
- Paint, hardware, and finish materials to complete the interior
The Elsmore Model Specifications
The Elsmore was a bungalow style home with a covered front porch, a rock-faced block foundation, and a side-gabled roof with exposed rafter tails. The standard plan included a living room, dining room, kitchen, two bedrooms, and a bathroom on the main floor, with an unfinished attic above. Typical Elsmore homes measured approximately 800 to 1,000 square feet, compact by modern standards but generous for their time. The Cleveland Park example had been renovated and added onto in the 1970s, which introduced additional structural complexity.
Preserving Historic Envelopes Under Modern Regulations
The Cleveland Park renovation faced a specific regulatory constraint: historic regulations required the original envelope of the house to be preserved on three sides, and renovated portions could not be visible from the street. This necessitated a horizontal rear addition tucked away behind the original facade, designed as terraced volumes with ribbons of glass offering panoramic views of Rock Creek Park. The street-facing facade was restored to its original appearance, maintaining the historic streetscape. This dual approach follows a common pattern in historic district renovations where rear additions can be contemporary in expression while the public facade remains period-appropriate.
Working With Historic District Restrictions
| Regulation Type | Typical Requirement | Design Response |
|---|---|---|
| Facade preservation | Original materials and proportions must remain | Restored front porch, windows, and siding |
| Addition visibility | New work cannot be seen from the street | Rear addition hidden behind original ridge line |
| Roof form | Original pitch and profile must be maintained | Existing roof retained, addition below ridge |
| Setback requirements | Additions must follow existing setback lines | Rear addition contained within original footprint |
| Material compatibility | New materials should relate to historic context | Glass and metal express contemporary language clearly |
The Approval Process for Historic Kit House Renovations
Homeowners in historic districts submit renovation plans to the local preservation board for review. The board evaluates whether proposed changes respect the historic character of the building and neighborhood. For kit houses, the availability of original catalog drawings can help establish the historic baseline. The Cleveland Park project’s design was approved because the rear addition was invisible from the street, the original front elevation was restored, and the overall massing respected the historic bungalow form.
Structural Challenges of Aging Kit Houses
Kit houses built in the 1910s present specific structural challenges for modern renovations. The original walls in the Cleveland Park property had tilted over time, requiring bracing during construction. All new walls were customized to negotiate these unique conditions. The foundation, typically a rock-faced block or poured concrete, needed assessment for load-bearing capacity before the addition could proceed. House-within-a-house design strategies apply here, where a new structural frame is inserted within or alongside the existing envelope.
Common Structural Issues in Century-Old Homes
Owners renovating early twentieth century kit houses should expect to address these issues:
- Foundation settlement causing wall tilting and uneven floors
- Undersized framing members not meeting modern load requirements
- Inadequate connections between structural elements, especially at roof level
- Deteriorated mortar in masonry foundations requiring repointing
- Moisture damage at sill plates where wood meets foundation
- Previous renovations that introduced non-structural modifications without proper engineering
Bracing and Temporary Support During Construction
When existing walls have shifted, temporary bracing stabilizes the structure while new supports are installed. The process begins with installing adjustable steel shoring along the affected walls. Once the walls are stable, new foundations or reinforcement can be placed. After the new structural elements are in place, the bracing is removed incrementally while monitoring for movement. This phased approach prevents further damage during construction and ensures the finished structure meets modern safety standards.
The Cleveland Park project used custom-fabricated walls to negotiate the unique geometry created by decades of settlement. Each new wall was measured and built in place to account for the original structure’s irregularities, rather than relying on standard framing dimensions.
Opening Up Interior Spaces While Keeping Character
The original Elsmore bungalow had dark, compartmentalized interiors that typified early twentieth century planning. The 1970s renovation had added space but not solved the fundamental problem of poor light and limited sightlines. The current renovation removed almost all walls in the living, kitchen, and dining areas, creating openness and flexibility of use. A new deck spans the full width of the house at the rear, further extending the living space. Cottage house design addresses a similar challenge: how to make compact, divided spaces feel spacious without losing the character that makes them special.
Open Concept Remodeling in Historic Homes
Converting compartmentalized rooms into an open floor plan requires careful structural planning. The key steps include:
- Identifying which interior walls are load-bearing and which are partition walls
- Installing temporary shoring before removing any load-bearing walls
- Placing steel beams or engineered lumber to carry loads across the new open span
- Rerouting mechanical, electrical, and plumbing systems through the new ceiling or floor cavities
- Coordinating with historic preservation requirements if visible elements must remain
Color Strategy for Open Plans
The renovation used color in a minimal way. The envelope was kept mostly white or light grey, maximizing light reflection and creating a neutral backdrop. Pops of strong color highlight important features, such as the blue in the central staircase. This selective use of color guides the eye through the open plan without adding visual clutter. The approach works well in compact homes where too many competing colors can make spaces feel smaller.
The Staircase as a Central Design Element
The interior of the Cleveland Park house is defined by a sculptural steel, wood, and glass staircase that pierces and vertically connects all three levels. A skylight above floods the lower floors and adjacent spaces with natural light, pulling daylight from the roof deep into the plan. The staircase replaced a dark, enclosed stair that had previously separated the floors. Its open design allows light and visual connection to flow between levels. Stately residential architecture often uses a single vertical circulation element to anchor the spatial composition and create a memorable experience of moving through the house.
Materials and Construction of the Staircase
The staircase combines three materials, each selected for its structural or aesthetic role:
- Steel provides the primary structural support in a slim profile that does not block light
- Wood treads offer warmth underfoot and visual contrast to the steel frame
- Glass railings maintain transparency, allowing light to pass through the stair volume
Skylight Placement Above the Stair
The skylight positioned above the staircase serves multiple functions. It brings daylight into the center of the house where exterior walls are farthest apart. The vertical shaft of the stairwell distributes this light to all three levels, including the lower level lounge area. The skylight also creates a visual marker visible from adjacent rooms, orienting occupants within the open plan. For compact homes, this strategy of pulling light through a central void can transform the perceived spaciousness of every floor.
The lower level lounge area features floor-to-ceiling glass that blends the interior with a new bluestone patio, directly connecting the house to the adjacent park at ground level. The master suite on the third floor has large windows with treetop views, extending the connection to the natural surroundings. The renovation demonstrates that early twentieth century kit houses can be adapted for contemporary living while preserving the historic character that makes them valuable. Bungalow remodel projects across the country face similar challenges of limited square footage, dark interiors, and historic restrictions. The strategies shown in the Cleveland Park renovation provide a clear precedent for opening up interiors, adding space through invisible rear additions, and connecting the home to its site through careful glazing placement that is broadly applicable to any historic home renovation.