Creating an AirBnB Worthy Basement Renovation

Trisha Mead • Dec 20, 2013

Hardison_1902_Basement_A_1_P
Arciform designer Kristyn Bester contributed the following article to the January 2014 edition of NW Renovation magazine. It is reprinted here for your convenience.

Of all the possible home remodel projects, adding a guest suite or creating an ADU in the basement can seem the most daunting.  From deciphering code compliance challenges to choosing an aesthetic that is most appropriate for your home, there are many questions that should be asked upon embarking on a basement renovation.

What are my long-term goals for the space?  Should I rent an ADU or list on Airbnb?

In addition to expanding living space for day-to-day tasks such laundry, homework or television viewing, using basements to create rental income is becoming increasing popular.  Rather than limiting their options to only hotels or bed and breakfasts, travelers are using sites such as Airbnb ( www.airbnb.com ) to search for unique accommodations.  Since Airbnb listings range from farmhouses to treehouses and houseboats to high rises, it can take just a few clever design solutions to transform an unfinished basement into an adequate addition to the Airbnb club.

An Accessory Dwelling Unit, or ADU, is a space that is converted to legal living space that will be used specifically as a secondary living space to a primary structure.  This approach will require more thoughtful consideration of the long term impact of your design choices.

Whether you choose the flexibility of Airbnb or the long term ADU approach, each option will create space that will provide lasting value to your home.

4 Things to Consider Before Creating a Basement Guest Suite

1. Is my basement dry enough?

No one wants to send a welcomed guest downstairs to a moist and musty quarters.  And most renters will be able to quickly spot a basement with water issues.  Before pursuing a basement conversion, it is vital to determine if your existing rain water management systems are doing their job to keep your basement dry.

Keep an eye out for stains on the walls or floor and cracks in the foundation.  Walk the exterior perimeter of your house to make sure gutters are clean and free of debris and that downspouts are directed away from the house.  Make sure that large shrubs and trees are pulled away from the perimeter of your house and that the exterior grade is sloping away and down from the house.

Sometimes these solutions will not solve all rainwater management problems and more extensive options such as exterior French drains or interior drains and sump pumps will need to be considered.

2. Is my unfinished basement a good candidate?  Does my basement meet code?

Prior to remodeling consider the requirements for code compliance in your jurisdiction.  Design choices can be limited or made more expensive by code obligations, but the rules are intended to lead to greater comfort and safety in the long run.

·          Some stairs will meet “grandfathered-in code” and others may need to be rebuilt to meet current code requirements for stairwell width, riser height and tread depth.

·          Minimum ceiling heights are required in finished living areas.  If your existing basement has an exposed ceiling and concrete floors, it is important to consider the loss in ceiling height when adding a ceiling and floor finish.

·          In order to qualify as finished living space, a basement must meet legal egress requirements for your safe escape or the entry of a rescue person during an emergency.  The placement of an egress window should depend on the best location for maximum light and avoiding encroaching on property setbacks.

·          A finished basement requires furring out concrete walls with framing, insulation and sheetrock.  While this step can be costly, it is vital to the comfort of the space.

3)       How long are my guests planning to stay?

Retrofitting basements for Airbnb is appealing for the short term commitment to renting and the design flexibility it offers.  Since an Airbnb guest suite will be occupied sporadically, your design can be planned to allow for the guest suite to double as additional living space for your family.  Creating a studio, rather than a compartmentalized apartment, will give your basement the most versatility.  Remember that you are creating a comfortable hotel room – so keep it simple.

If a basement is converted to an ADU, all code regulations must be followed.  In order to appeal to a long-term renter you may want to consider additional creature comforts such as enclosing and insulating your ceiling to minimize sound transmittance between floors.  After meeting minimum requirements for egress, additional windows could be incorporated into the design to provide maximum daylight to the space.  An ADU will require a separate entrance from the primary residence, but keeping internal access may be beneficial in the future if the guest suite is reincorporated back into your home.

4)       What feeling should the space have?

While designing your basement guest suite, it is important to identify how you want to feel in the finished space.

Airbnb will allow for the most creativity in design and décor details.  Since you will want to stand out in the crowd of options, putting a personal stamp on the space and featuring some of the latest trends can actually work in your favor. Some owners opt for a whimsical, theme-oriented direction.  Darker colors, stained wood features, plush carpet and dimmable lighting can help to create a moody, cave-like den, perfect for those seeking a cozy getaway.  If you seek to inspire creativity or create a space for a traveling executive, consider an industrial design approach featuring exposed ceilings, concrete floors and lots of light.  To appeal to the masses, use your city as inspiration and decorate with local memorabilia such as maps, restaurant menus and an artsy display of your city’s tourism highlights.

When planning an ADU in your basement, remember that the building will eventually be sold as a cohesive structure.  Look for existing architectural details that can be carried into the basement to create an integrated and period appropriate addition to your home.  When choosing color schemes, millwork profiles, lighting and plumbing fixtures, take cues from the period your home was built.  Is it a mid-century daylight basement or do you have a classic craftsman or bungalow basement?  Ensure your renovation will meet ADU code requirements and fit the style of your home by engaging a design professional to help you create thoroughly planned design and specification package.

Whether you choose the flexibility of Airbnb quarters or an integrated ADU rental, with careful preparation each approach can result in a guest suite that will provide lasting value to your home.

Portland's Architecture

A Century of Style: Portland’s Architecture from the 1850s to Today

By Anne De Wolf • 15 Sep, 2023
Since the easiest way to know the different styles is to understand the art, fashion, science, and industry of the times when they were built, you’ll also understand how Portland’s diverse architecture has told, and continues to tell, our collective story. History deepens experience. You’ll never see Portland through the same eyes again!
The Walter

The Walter: A Labor of Love

By Marty Hegg • 01 Sep, 2023
The next time you’re in the Mt Tabor neighborhood, hiking in the park , picking up plants at Portland Nursery , or ordering take out from Ya Hala , make a detour and drive up SE Belmont Street between 55 th Avenue and 58 th . Better yet, park the car and take a stroll. In the middle of the long block proudly sits the Jacob H. and Etna M. Cook House , built in 1892-93 and looking as handsome as ever. This historic home has journeyed through thick and thin, and current owner Lyrin Murphy is the reason it’s so beautiful today. Originally built as a Victorian in 1892 for Alexander and Maria Warner, it was one of several Victorians with small farms and orchards at the base of Mt. Tabor. They sold the home in 1904 to Jacob H. Cook, a local businessman and lumberman, and his wife, Etna. In 1909, the Cooks completed a major renovation of the home, transforming it into the Neoclassical style we see today. This was a trend amongst socially elite Portlanders, drawn to less-fussy, more open Colonial Revival, Neoclassical, and Craftsman designs, perhaps inspired by travels and exhibits at the 1905 World’s Fair in Portland . They often entertained in their home, hosting dance parties, luncheons, club events, and out-of-town guests. Their large-scale remodel helped push the area into upper-class status in Portland. Some prominent exterior changes were adding the main façade’s massive portico with Tuscan columns, a full-width porch and 2 nd floor balcony, and a smaller balcony at the 3 rd floor.
The Harlow Hotel

The Harlow Hotel: From High Hopes to Hard Times to a New Heyday

By Marty Hegg and Peter Herring • 05 May, 2023
The Italianate brick building – NW Portland’s second oldest remaining commercial structure – has had its share of ups and downs. Captain John Harlow, a Maine sea captain and co-founder of the City of Troutdale, built it as the Grand Hotel in 1882, hoping to cash in on the coming transcontinental railroad station, just blocks away. High hopes were soon lowered, as Grand Central Station (now Union Station) was delayed for fourteen years.
Show More
Portland's Architecture

A Century of Style: Portland’s Architecture from the 1850s to Today

By Anne De Wolf • 15 Sep, 2023
Since the easiest way to know the different styles is to understand the art, fashion, science, and industry of the times when they were built, you’ll also understand how Portland’s diverse architecture has told, and continues to tell, our collective story. History deepens experience. You’ll never see Portland through the same eyes again!
The Walter

The Walter: A Labor of Love

By Marty Hegg • 01 Sep, 2023
The next time you’re in the Mt Tabor neighborhood, hiking in the park , picking up plants at Portland Nursery , or ordering take out from Ya Hala , make a detour and drive up SE Belmont Street between 55 th Avenue and 58 th . Better yet, park the car and take a stroll. In the middle of the long block proudly sits the Jacob H. and Etna M. Cook House , built in 1892-93 and looking as handsome as ever. This historic home has journeyed through thick and thin, and current owner Lyrin Murphy is the reason it’s so beautiful today. Originally built as a Victorian in 1892 for Alexander and Maria Warner, it was one of several Victorians with small farms and orchards at the base of Mt. Tabor. They sold the home in 1904 to Jacob H. Cook, a local businessman and lumberman, and his wife, Etna. In 1909, the Cooks completed a major renovation of the home, transforming it into the Neoclassical style we see today. This was a trend amongst socially elite Portlanders, drawn to less-fussy, more open Colonial Revival, Neoclassical, and Craftsman designs, perhaps inspired by travels and exhibits at the 1905 World’s Fair in Portland . They often entertained in their home, hosting dance parties, luncheons, club events, and out-of-town guests. Their large-scale remodel helped push the area into upper-class status in Portland. Some prominent exterior changes were adding the main façade’s massive portico with Tuscan columns, a full-width porch and 2 nd floor balcony, and a smaller balcony at the 3 rd floor.
The Harlow Hotel

The Harlow Hotel: From High Hopes to Hard Times to a New Heyday

By Marty Hegg and Peter Herring • 05 May, 2023
The Italianate brick building – NW Portland’s second oldest remaining commercial structure – has had its share of ups and downs. Captain John Harlow, a Maine sea captain and co-founder of the City of Troutdale, built it as the Grand Hotel in 1882, hoping to cash in on the coming transcontinental railroad station, just blocks away. High hopes were soon lowered, as Grand Central Station (now Union Station) was delayed for fourteen years.

Site Measures – Part 2: Documenting Home Systems: Mechanical, Electrical & Plumbing

By Sarah Crouse • 03 May, 2023
Measuring a home is more than sizing and locating walls, windows, and doors. There are many more complex parts of a home that need to be captured in order to set our design team up for success during the design process. With remodeling comes moving openings, walls and fixtures, which inevitably means moving systems. Mechanical, electrical, and plumbing systems are typically hidden within walls and between floors, requiring a bit of know-how and experience to properly document, which is crucial for helping our design team to determine the feasibility and cost implications of our choices. Mechanical Systems:

Site Measures - part 1

By Sarah Crouse • 04 Oct, 2022
Remodeling is an art that requires many talents – of course craftsmanship and technical knowledge – but also creativity AND organizational skills. No other step in the process taps into all of those trades quite like as-built documentation. When we pull out a tape measure, we do not only document distances, but how pieces are put together. Knowing why a post is in a particular location, or noting that a duct bisects a space helps the team document the as-built properly and makes communication during all phases of construction clearer and more concise. While measuring a house might sound simple and straightforward, it takes a seasoned crew to be efficient! Our team has a well-vetted checklist of things to measure and note, in addition to an order of operations that helps ensure nothing is missed and our client’s time is well-spent. Here is a peek into how we go about collecting this data: HOT TIP: Make sure to take breaks and have plenty of snacks and drinks on hand. Making mistakes during site measures can waste a lot of time, so making sure everyone is energized is key!

Return to Romance

By Snow Blackwood • 09 Jul, 2022
As I walk to the door of Gretchen Newmark and Jim Gerber’s 1910 Craftsman Bungalow, painted in a pale yellow with cream and periwinkle trim, I notice I’m feeling a little nervous, but I’m not sure why. Jim is a nutritionist who spent 40 years as a professor, teaching nutrition and supervising interns. Gretchen was a dietitian in private practice, collaborating with other health professionals to help people recover from eating disorders. Now she focuses on her passion—spiritual direction. They’ve spent many years helping people find healthy paths in life. I decide my nervousness is just an artifact of this long pandemic as I notice their garden, full of vivid blooms that settle my nerves. My photographer Christine and I mask up as I knock on their door. When Gretchen opens the door, she immediately puts us at ease. “No masks, unless you prefer; we’re fully vaccinated,” she says. We are, too, so we gratefully remove the cloths. I remark on the lovely garden, and how nicely it complements their home.

In Good Hands: Project Manager JOE HOFFMAN

By Marty Hegg & Sarah Crouse • 09 Jul, 2022
Quiz time: which ARCIFORM employee was raised in Detroit, Michigan, has held jobs as a fine woodworker, a stay-at-home-Dad and sailing instructor before his current job at ARCIFORM?  The one and only dependable, often-goofy and incredibly patient Joe Hoffman! As one of two Joes and one of two Hoffmans at ARCIFORM, Joe definitely knows how to set himself apart and make a lasting impression on staff and clients alike.

Building Trusting Relationships by Design

By ARCIFORM • 09 Jul, 2022
Building Trusting Relationships by Design Arciform has been a premier design-build renovation and remodeling company for older buildings and homes in the greater Portland Metro area since 1997. From the very beginning, we set out to be the designers and craftspeople you could trust to achieve your vision. We aim to create a smooth, transparent process that involves you from start to end, and to deliver zero surprises – except the delighted surprise you feel when you see your finished project. For decades we’ve partnered with hundreds of people in the Pacific Northwest to bring their dreams to life. We believe that it is the relationships we build in the process of designing for you that are the real foundation of our success. Over time we’ve found that our relationships with our clients are similar to successful relationships we have with partners, good friends and family. They rest on trust engendered by the integrity of open communication, doing what you say, following up, and quickly making good if anything goes awry. So we thought we’d write a little about the ingredients that we think go into creating great relationships that, like our designs and work, endure. 
Fried Durkheimer House

By Saving “One of the Last of Its Kind,” ARCIFORM Preserves Portland’s History

By Holly Cullom • 09 Jul, 2022
The ARCIFORM team has been hard at work restoring the historic Fried-Durkheimer House , also known locally as the first Morris Marks House, and the extensive renovations are nearing completion. Recently, we were able to take a look at the progress and talk to project manager Joe McAlester and the ARCIFORM crew about this impressive Italianate structure.
More Posts
Share by: