Tag Archives: McMansions

Fighting the “McMansion Wars” in Toronto

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The fourth-largest city in North America has its own issues with McMansions. Here is the latest cover of Toronto Life:

That’s quite the house on the cover. Watch a video here with the writer behind the cover story. It sounds like a lot of the same issues with McMansions teardowns as found in many wealthier American neighborhoods: disagreements about taste; new residents wanting new things; existing residents not liking the change in character; desirable neighborhoods close to downtown; lots of money being thrown around in an expensive market.

One strategy against McMansions as explained in the video: if you have lots of money, you can just buy up the homes around you and demolish the houses to make sure you have a sizable yard around you.

Comparing Greece’s debt problem with the McMansions of the 2007-2008 subprime crisis

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One writer links the issues with McMansions in the last decade with the debt issue in Greece:

Sometimes the best way to summarize a complex situation is with an analogy. The Greek debt crisis, for example, is very much like the subprime mortgage crisis of 2007-08.

As you might recall, service workers earning $25,000 annually got $500,000 mortgages to buy McMansions in subprime’s go-go days. The applicant fudged a bit here and there on income and creditworthiness, and lenders reaping huge profits from originating and selling mortgages were delighted to ignore prudent underwriting standards and stamp “low-risk” on the mortgage because it was quickly sold to credulous investors…

The loan was fundamentally imprudent and risky because the borrower was not qualified for a loan of such magnitude. But since the risk was distributed to others, the banks ignored the 100% probability of eventual default and skimmed the profits upfront.

Greece was the subprime borrower, and its membership in the euro gave the banks permission to enter the credit rating of Germany on Greece’s loan application. Though anyone with the slightest knowledge of Greece’s economy knew it did not qualify for loans of such magnitude, lenders were happy to offer the loans at interest rates close to those of Greece’s northern neighbors, and then sell them as low-risk sovereign debt investments.

In effect, the banks were free-riding the magical-thinking belief that membership in the euro transformed risky borrowers into creditworthy borrowers.

Two quick thoughts:

1. Most analogies made about McMansions are not likely to reflect well on such homes. Here, McMansions are part of huge financial problems. Later in the piece we have more negative ideas about McMansions:

Meanwhile, the poorly constructed McMansion is falling apart…So the hapless subprime borrower with the crumbling McMansion and Greece both have the same choice: decades of zombie servitude to pay for the crumbling structure, or default and move on with their lives.

Not exactly attractive options. Yet, the assumption here is that all or most McMansions fall apart within ten years or so. Is this truly the case with McMansions – do they have more repair issues than other homes? Perhaps Consumer Reports could sort this out for us since they like collecting such data.

2. I don’t recall seeing strong evidence that the subprime crisis was primarily driven by people purchasing McMansions. Rather, mortgages were granted that were too risky. But, how many of these loans were actually made for McMansions as opposed to other kinds of housing? The whole housing market was doing crazy things, not just in the McMansion sector.

 

Teardowns back on the rise in the Chicago area

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Teardowns are back in wealthier Chicagoland communities:

Wilmette, for example, saw 48 teardowns last year. That’s way up from the 15 to 20 the North Shore town experienced annually from 2009 to 2011. “We’re almost back to the old average of 50 a year,” says John Adler, Wilmette’s community development director. “And the resurgence is attributable to developers getting involved again on the speculative side—not just people of means building their dream homes.”

Hinsdale, the priciest west suburban housing market, had 60 teardowns last year, versus 47 in 2013, says its community development director, Robert McGinnis. All but six of the single-family homes that started construction there in 2014 replaced teardowns. McGinnis estimates at least half of the new projects are being built on spec, as opposed to being custom-built…

The teardown candidates aren’t just tiny bungalows this time. Developers are targeting larger houses as well, particularly if they sit on coveted property. Antiquated plumbing, the absence of upscale amenities such as media rooms, and the high cost of gut rehabbing (roughly $300 a square foot, versus $200 for new construction) are pushing homes on North Shore lots near the lake into early retirement. Two properties that sold for around $4 million each in 2014—one in Wilmette and one in Winnetka—are on their way to the scrap yard, says Berkshire Hathaway HomeServices KoenigRubloff agent Joseph Nash. Both were on three-quarter-acre lots with private beaches, and the Winnetka house had seven bedrooms—big and nice, but apparently not nice enough.

While there will always be preservationists who bemoan these changes, Boyle says he hasn’t witnessed as much handwringing this time over the evolving neighborhood character in La Grange: “Most people are happy that people are updating homes, because they’re seeing the value increase for their own property.”

I want to know more:

1. Are some people (like the neighbors who get upset about such homes next door) going to be happy that teardown McMansions are back just because they signal a more vibrant housing market? Or, are these teardowns just another sign of the bifurcated market where the wealthy still have money to burn?

2. Do these teardowns today look significantly different than those of the early 2000s? Did builders learn any lessons or has the market shifted dramatically?

3. We might know that the housing market has really returned when teardowns are happening in communities that aren’t the usual suspects like Hinsdale, Naperville, Elmhurst, and the North Shore. Any activity in other suburbs?

You don’t want to win the McMansion award from protesters

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Some antitech protestors recently handed out a McMansion award in San Francisco:

Wearing a pig mask and sequined suit jacket, Amy Gilgan stood outside of Davies Symphony Hall on Thursday night to accept the McMansion award at the second annual Crappys on behalf of Jack Halprin, a Google lawyer, landlord and frequent target of San Francisco’s antitech ire.

In sparkles and sneakers, technorati streamed past protesters and into the concert hall for the eighth annual Crunchies Awards, the supposed Oscars of Silicon Valley. Few turned their heads to witness the sidewalk satire. Investor Ron Conway, who last year stood on the Crunchies stage and offered his sympathy to the protesters, buzzed by a group of taxi drivers rallying against Uber. Evening news crews scaled back their coverage.

This year the pig masks were new, but the message was old. The verve of the antitech demonstrators felt diminished, and even they noted that the turnout was low.

McMansion sounds like an invasive species for the self-interested and wealthy. Some of the backstory:

Tirado said things started off  badly  as soon as Halprin bought and moved into the seven-unit building two years ago. First, Halprin forced one tenant out under owner move-in laws. Then another existing tenant was evicted,  again through the owner move-in process. Halprin told tenants that his domestic partner would be taking over the second unit. That partner, however, never materialized, according to Erin McElroy, an organizer with Eviction Free San Francisco. The affected tenant has since filed a wrongful eviction lawsuit against Halprin.

The remaining six tenants, which includes two teachers, a small child, an artist and a disabled senior, received Ellis Act eviction notifications in February of this year.

The protests continued through December. This is a big issue right now in San Francisco: in a very expensive housing market, Silicon Valley employees and companies have been perceived by some as throwing their weight around regarding properties and sending buses for workers. While this could be thought of as a more localized issue in some cities – perhaps gentrification occurring in particular neighborhoods – it is bigger than that since prices are high all over the Bay Area.

Two other quick thoughts:

1. It is interesting that we don’t hear as much about protests on this issue in New York City even though Manhattan is similarly expensive and luxury construction is booming. Perhaps the land there is being redeveloped from non-residential uses and/or fewer people are being displaced?

2. Generally, I don’t think winning an award with McMansion in the title is intended as a compliment.

Selecting the right McMansion for Gone Girl

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Following up on a post from two days ago, here is how the production designer described finding Nick and Amy’s McMansion in Gone Girl:

HOW DID YOU FIND NICK AND AMY’S HOUSE? WHY WAS THAT ONE PERFECT?
It’s hard to explain without being insulting (laughs). Those neighborhoods, with that style of housing— and without finding any other better way of describing it, sort of that “mcmansion” — they aren’t very attractive. You go, oh geeze do we have to really film this, you know? We found this simple one, and it had all the attributes of that type of house without being too obscene. It felt like it could be traditional, but it was a modern take on traditional. Just the fact that it was on the corner, it gave us good angles for a lot of the scenes with the driving and the staging of the news vans.

DID YOU SHOOT THE INTERIOR SHOTS AT THAT HOUSE, TOO?
We built the entire interior on a stage in Los Angeles. We took the floor plan of the house that we shot on location, and we started adjusting it for our own story and our own camera angles. It was important for me, especially, not to do something where you’d look at the exterior and then you go inside and you’re like wait a second, how could this interior even fit with that exterior? I didn’t want to do that. David [Fincher, the director] and I had long conversations about it. We cheated a few things, we stretched the interior.

HOW WOULD YOU DESCRIBE THE INTERIOR YOU CREATED FOR NICK AND AMY’S MISSOURI HOUSE?
You know those homes are they’re done with traditional elements but in a modern style? They have the built-in cabinets and they have the wooden molding, but there’s something askew about it. The way the moldings are done, they are made out of mdf instead of real wood. It’s that modern construction where they use traditional, classical elements— they put medallions on the ceilings and they have recessed lighting in drywall ceilings instead of real plaster. The spiral staircase isn’t really spiral. It’s curved, and it looks elegant but when you stand there and take it in, you realize there’s something skewed about it.

WHY WAS THAT PERFECT FOR THIS STORY?
It works in the sense that Nick is trying to give Amy the perfect home in the perfect place. It’s sort of like, why wouldn’t you like this? Why wouldn’t you feel comfortable in this large house? There’s remnants of the New York feel, but it’s a little bit offbeat from that.

A few thoughts, question by question:

1. The dislike for McMansions is clear. But, then he notes that the house wasn’t too bad in its attempt to replicate a traditional style. What then marks it as a McMansion? Subdivision. Multiple gables. Square footage. Tall entryway.

2. Even with a home that is already large, they stretched the interior. Does this mean that the home scorned for its size was depicted as even larger on the screen?

3. Commentary on the quality of construction. The style may fit from a distance but someone who knows the older style can spot the problems quickly.

4. Conjecture about what such homes are supposed to symbolize: the perfect house. Looks new, nice landscaping, quiet neighborhood…how did all that violence and coldness end up there again?

Even with all that explaining about the negatives of such homes, it is amusing to see the comments below the story from people who want to replicate the look.

Taking McMansion battles to the stage

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One playwright thinks neighborhood battles over McMansions provides compelling material:

The threads that run through “Two Stories,” a new play making its world premiere at Salt Lake Acting Company, are pulled from today’s headlines: “Neighbors battle over McMansions” and “Can newspapers save jobs with web hits?”

The topics are just two things that keep Utah playwright Elaine Jarvik — a former reporter with a love of houses and neighborhood aesthetics — up at night.

“I really wanted to tell both these stories,” she said. “There was a connection: my rights versus your rights, and what do we really own?”

The play follows Jodi Wolcott, an old-school journalist forced to produce stories that will draw web hits, and the Masoris family, who plan to remodel their modest house…

The tension explodes when Amir and his wife plan to remodel their house into a two-story McMansion that will change the look of the middle-class neighborhood and cut off the Wolcotts’ light and view.

The underlying story of the property rights of a homeowner (the American ideal!) versus neighbors (your new home threatens my own and the neighborhood!). What resolution can they find? I know these sorts of reviews don’t give away the ending but since I’m not going to get to Salt Lake City anytime soon, I would love to know how it all comes together. The last cultural product I viewed involving McMansions was Gone Girl and that story involving McMansions – with the author playing up the McMansion part in the early pages (a common theme in darker stories of recent years) – did not turn out well.

LA McMansions prize interior space over backyards

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New LA McMansions tend to have limited backyards for a variety of reasons:

“Comfortable” translates to a desire for bigger spaces, more amenities and higher-quality materials than in the past, notes John Closson, vice president and regional manager of Berkshire Hathaway Home Services...In many cases, the yard is not the family center it used to be, says architect Hsinming Fung, director of academic affairs at the Southern California Institute of Architecture. “What a family would do together for entertainment value is no longer in the backyard or the frontyard,” Fung says. “Technology has completely changed the way we use space. They need the indoor space because they use it much more.”…

A simple — some say brutal — development equation is at work today: More square footage equals greater return on investment. “Obviously, the price of land continues to climb in Los Angeles,” architect Ron Radziner of Marmol Radziner says. “Even if the client doesn’t necessarily want a bigger house, they feel they need to have it as an investment to have it make sense.”…

One point generally acknowledged is that many people today do not want the expense and hassle of a big yard. “It’s not practical to have a big lawn these days,” Tighe says. “People are rethinking that, rightfully so.” But they do still want something of a yard, just not the way we think of it.

One complaint about teardown McMansions is they are built close to the lot lines, dwarfing other homes or open spaces. At the same time, I’m not sure about the concern for backyards. These spaces have also tended to be private spaces, even if they are outdoors. Many yards have fences and landscaping intended to keep others out of sight. Backyards are also a symbol of sprawl: every housing unit has its own outdoor space.

A stronger public argument might be made for front yards. As New Urbanists and others argue, these are important for joining the street and sidewalk with the private home. This is why many architects emphasize front porches – they can provide some of the same features of the backyard deck but do so in sight of the public, encouraging social life and presenting a more lively and green streetscape.

It will be interesting to see if arguments/discussions about McMansion regulations in Los Angeles include guidelines about backyards.

Making a concrete McMansion with a 3D printer

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A Chinese firm can put together a McMansion with a 3D printer:

WinSun Decoration Design Engineering Co., a Chinese architectural materials company with more than 70 patents to its name, has now come up with a way to construct a 12,000 square-foot home – a kind of McMansion – out of 3D printed blocks.

A special technique has resulted in a concrete building that, while requiring paint to be attractive, still manages to be perfectly functional.

The printer that created these buildings is 105 feet long, 33 feet wide, and 21 feet tall, larger than most rooms, but it works on basically the same principles as one of MakerBot’s printers. It uses a nozzle to pump a mix of concrete, sand and fiberglass (which are recycled; the company’s name seems to translate to ‘Surplus’) onto a flat substrate, slowly accumulating into a tough material that can be buffed to create a smoother edge and/or overlaid with various traditional-looking decorative elements. A zigzag design inside the pieces helps reinforce them, similar to corrugated cardboard.

It takes about a day to print all the components. The prefab blocks are then trucked to the construction site, where it takes just five days to put them all together. The final height of the building is 20 feet by 4,000 feet wide, and the total cost to build it was just $161,000. This method saves between 30 and 60 percent of construction waste, cuts down on time by 50-70 percent, and cuts labor costs from 50-80 percent.

While the cost seems attractive, I can only imagine what McMansion critics would say if some of these started showing up in American neighborhoods. Want mass produced? Want concrete as your primary material? Of course, this all may get refined over time but there is some work to do before this would meet single-family home standards in the United States.

Can townhouses look like McMansions?

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One resident claims units in a proposed townhouse development “look like a bit like the stereotypical “McMansions.” Here is a description of the proposed units as well as an artistic rendering:

“The idea is to capture the transient market of people coming from urban areas to work at the colleges,” Buhl said.  “They would ultimately buy a house, but don’t know where to locate.  We’re looking for young, two-worker families.  It’s an in-between type of rental of higher-end people that we’re looking for.”

Cayuga Farms has gone through several changes over the past recent years.  Originally it was conceived as a 144 unit townhouse condominium community.  Today it is being packaged as a 102 rental two and three bedroom townhouses with one or two-car garages in a total of 21 buildings.  Buhl characterized it as a high-end development targeted at young families who may have moved to town to work here, renting for a while before purchasing a house.  He said rents will range between about $1,800 and 2,200 per month…

cayugafarms elevation
An artist’s elevation of the proposed design for the townhouse buildings

These do seem to be aimed at a wealthier renter. So, could these be McMansions? These townhouses do appear to have some of the features tied to McMansions. A multi-gabled roof. Big emphasis on garages. A mish-mash of styles on the facade. Possibly two-story entryways (the windows right above the door do suggest this). Odd dormers on the third story. Windows of all sorts of sizes. Porticos at the front door. Height and width that seems to dwarf the green space between the driveways.

Yet, I think not being single-family homes is a big barrier as McMansions are viewed by critics as cartoonish versions of the single-family house. The design of townhouses seems not to be as much of an issue. Perhaps this is because there are fewer design options for townhouses or because they tend to be located within their own developments (avoids teardown situations) or density is a bigger issue for opponents compared to design.

My verdict: these look like McMansions but can’t quite be labeled McMansions.

Sales of McMansions up 21%; remaining 99% of market down 7.6%

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At least one statistic suggests the housing market is still split into two divided camps: one that is thriving and one that is not.

Consider this incredible statistic from the research analyst Redfin: through last April, sales of the McMansions of America – the top 1% of homes by price – rocketed up 21% compared to last year. But sales of the other 99% of homes were down 7.6%.

It’s not even clear that rising home prices – traditionally a way to measure a recovery – would be good for the middle class. Price increases harm the affordability of homes, particularly for first-time homebuyers, who have not returned to the market at their historical level. This is an important group: first-time homebuyers drive the entire market, allowing sellers to step up into bigger homes…

When prospective homebuyers are actually asked about their biggest obstacle to purchasing, a majority cites “rising home prices” and “quality of inventory”, meaning the lack of decent homes in the buyer’s price range. So it’s not surprising to see a drought in lending, and a reduction in homeownership rates from 69% in 2006 to 65% in 2014. It has nothing to do with bank regulation; it has to do with purchasing power.

In the words of senior loan officer Logan Mohtashami, “we simply don’t have enough qualified home buyers to have a true housing recovery in America.”

While I’m not sure that the top 1% of houses are all McMansions – the term tends to refer to certain styles of homes rather than just the price – the data seems fairly consistent in recent months: the housing market has not fully or evenly recovered. More expensive homes are hot as are particular locales, such as luxury condos in New York and Miami. The slump continues at the lower end of the market where builders aren’t that motivated (why build cheaper housing units when there are bigger margins on those luxury units?) and potential homebuyers don’t have the savings to move in or up and also may still be trapped in their current mortgages.