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Reinventing Housing

In which the author’s wishes do not come true

Illinois Times

May 30, 1980

An intelligent and informed analysis of the relationship between energy consumption and housing in the U.S. whose conclusions are almost wholly mistaken. In neither Springfield nor Illinois did people (as I predicted) abandon energy-hungry single-family houses on the urban periphery. Some folks did move into condos, but to reduce maintenance hassles, and there is—fifty years later—some shift toward city living in the Chicago area, but that’s to avoidf traffic congestion rather than energy costs. As punditry I give this piece a “B.” As social science, I grade it “D.” Still, typical of the views of the hopeful social left in those days.

A piece about my own energy-efficient house is here


It is already a truism of the age that the new economics of energy will force Americans to change the way they live. Less widely acknowledged is the fact that energy economics may well force us to change where we live too.


At its simplest, the relationship between housing and energy is summarized every month in one's utility bill. It is true that residential heating and cooling account for a sizable chunk of the nation's energy bill, and account in some cases for a nearly equal share of the individual homeowner's energy bill; we have all seen the last winter during which we did not have to listen to our neighbors complain about utility bills that were higher than their mortgage payments. The typical American house, even a new one, is an energy dinosaur. Not just because it is so often sited badly or is under-insulated or has windows in the wrong walls. Its furnishings, even its landscaping, swells the hidden energy costs of home-owning. (This is insufficiently appreciated. Synthetic shag carpeting contributes to our energy deficit as well as to our cultural one, and the only way one could sink more energy into a piece of ground than is sunk into the average manicured suburban lawn would be to bury nuclear fuel rods in it.)


Some Americans have already accustomed themselves to living in fewer square feet, in cooler rooms and warmer rooms lighted by fewer windows, in some cases even to living underground. But the ultimate lesson of the new energy age is proving to be hard learning. We will no longer be able to build the same old houses. We will have to build not just new houses, but new kinds of houses. A California real estate executive concluded a six-month study by predicting that the single-family house will become so expensive to run that single families won't be able to afford them. The answer? The two-family house in which two families—parents and married children perhaps, or in-laws or sibling adults—will share common entertainment rooms, kitchen, and storage facilities. In other words, the family that pays together, stays together.


But there are other trends converging on the housing industry. Cheap energy didn't just make it possible to build leaky houses, or to build them to national standards of taste which require imported rather than indigenous materials. Cheap energy made dispersal out of the city possible, and that in turn made huge tracts of land accessible to development. That process, which since World War II has seemed as majestically inevitable as rainfall, may well be reversed in the next forty years. As distant land becomes too expensive to reach by auto it will lose much of its development potential. Land closer to the city will rise in value, making housing built on it more expensive. Developers (who resemble farmers in their desire to squeeze as big a yield as possible from dwindling acreage) will quickly learn—indeed have already begun to learn—that ornamental front yards and single-story construction no longer pay.


The result may be a return to housing built according to older American urban or European models. Two years ago, Springfield's State Journal Register gave its readers a hint of things to come in an article describing the then-budding condominium craze. Developers interviewed cited two reasons for the switch to condos. One was the changing lifestyles of home-buyers. (The switch from the well-tended lawn to the well-tended window box marks the narcissistic swing from community preoccupations to private ones.) The other was money. Condos, the developers told the SJR, make more efficient (meaning more profitable) use of land.


What is true of condos is also true of rowhouses, townhouses and flats, and any other form of attached housing. But they not only make more efficient use of expensive land. They make more efficient use of expensive energy too; by their very nature, they offer a lower ratio of exposed exterior wall to floor area than detached houses. The changing economics of development, then, offer us a unique prospect, namely that what is good for developers may also be good for the rest of us.


This happy result stems from the fact that cheap energy made not just energy-inefficient housing possible, it made energy-inefficient land use possible. At its worst, it takes more energy over the life of a house to travel between it and jobs, shops, and schools than it does to heat and cool it. In the Springfield metropolitan area, as everywhere, housing development in the 1970s was characterized by the dispersal of people from the city's core, first into the urban fringe and later into the countryside itself. Local planners report that nearly 44 percent of all the new residential units built in the decade (some 1,500 single family homes and 2,500 multi-family units) were built west of Springfield's Chatham Road; housing units in county towns jumped 63 percent since 1967, and more than farm acres were subdivided beyond the fringe. All these units, in short, were built a gas-guzzle away from most jobs—"gas guzzle" being a new measure I here propose to replace miles in computing suburban distances.


Indeed, the contradictory trends of more intensive land use and the still-strong suburbanization have combined to produce the curious anomaly of urban-type housing in suburban settings. A Springfield company is advertising a new "townhome" community on the city's far north fringe, offering three-bedroom rowhouses whose "energy efficiency exceeds even future proposed recommended levels!"—which is a rash thing to say even for a real estate broker. Even if it is true, building them at several miles' remove from civilization means their owners will be able to balance only a part of the housing/energy equation. Clearly this revolution will have to be won in installments.


The real estate industry's PR to the contrary, the postwar suburban boom was not the child of a marriage between free enterprise and Americans’ almost genetic yen for open spaces. It was a manufactured boom, paid for by subsidized mortgages and free highway building. And as Ronnie Reagan is so fond of saying, what the government has done it can undo. In Springfield, for example, the land use policy plan drafted the Springfield-Sangamon County Regional Planning Commission and adopted by both Springfield and the county board suggests measures to stem urban sprawl, provide incentives for central city redevelopment, improve mass transit, and other prudent steps. Developers resent such regulation as infringements on private property rights. But we have long since passed the point at which it should be necessary to point out that the uses to which private property is put have profound public consequences. We have empowered planning commissions and zoning boards to act as developers' consciences for the same reasons we have bred seedless oranges: to remedy a failure of Nature.

Nicholas Von Hoffman addressed this theme in a recent essay titled, "'Reinventing' America to Save Energy." Von Hoffman writes, "We must not only make our homes themselves more energy efficient . . . but we must also alter the overall pattern in which they are placed." Von Hoffman notes that rowhouses use up to 40 percent less energy per square foot than free-standing suburban houses. Population densities may have to be increased, if not toward the congested anthills of the suburbanites' nightmares, at least toward European-style villages and clusters of houses, which Von Hoffman notes are better places to live "than non-communal scatterings of loners, trapped out in the bushes, whose principal neighborhood activity is the drive to the shopping plaza."


It can be done; as Von Hoffman points out, "We have to change the physical shape of our land. Having done it once, we know how." The argument that people are not ready for rowhouses or townhouse apartments in the city reminds me of the more recent fulminations from Detroit. For years people bought only ugly, inefficient cars. Not necessarily because they wanted them, but because they didn't have a choice. And we all know what happened when people were given that choice. ●




John Hallwas

Essential for anyone interested in Illinois history and literature. Hallwas deservedly won the 2018 Lifetime Achievement Award from the Illinois State Historical Society.

Lee Sandlin Author

One of Illinois’s best, and least-known, writers of his generation. Take note in particular of The Distancers and Road to Nowhere.

Chicago Architecture Center

See Home Page/Learn/

Resources for a marvelous building database, architecture dictionary, even a city planning graphic novel. Handsome, useful—every Illinois culture website should be so good.

The Encyclopedia of Chicago


The online version of The Encyclopedia of Chicago. Crammed with thousands of topic entries, biographical sketches, maps and images, it is a reference work unmatched in Illinois.

Illinois Great Places

The Illinois chapter of the American Institute of Architects in 2018 selected 200 Great Places in Illinois that illustrate our  shared architectural culture across the entire period of human settlement in Illinois.

McLean County Museum

of History

A nationally accredited, award-winning project of the McLean County Historical Society whose holdings include more than 20,000 objects, more than 15,000 books on local history and genealogy, and boxes and boxes of historical papers and images.

Mr. Lincoln, Route 66, and Other Highlights of Lincoln, Illinois


Every Illinois town ought to have a chronicler like D. Leigh Henson, Ph.D. Not only Lincoln and the Mother road—the author’s curiosity ranges from cattle baron John Dean Gillett to novelist William Maxwell. An Illinois State Historical Society "Best Web Site of the Year."

Illinois Digital Archives


Created in 2000, the IDA is a repository for the digital collections of the Illinois State Library and other Illinois libraries and cultural institutions. The holdings include photographs, slides, and glass negatives, oral histories, newspapers, maps, and documents from manuscripts and letters to postcards,  posters, and videos.

The Illinois State Museum


The people's museum is a treasure house of science and the arts. A research institution of national reputation, the museum maintains four facilities across the state. Their collections in anthropology, fine and decorative arts, botany, zoology, geology, and  history are described here. A few museum publications can be obtained here.

Chronicling Illinois

“Chronicling Illinois” showcases some of the collections—mostly some 6,000 photographs—from the Illinois history holdings of the Abraham Lincoln Presidential Library.


I will leave it to the authors of this interesting site to describe it. "Chicagology is a study of Chicago history with a focus on the period prior to the Second World War. The purpose of the site is to document common and not so common stories about the City of Chicago as they are discovered." 

Illinois Labor History Society

The Illinois Labor History Society seeks to encourage the preservation and study of labor history materials of the Illinois region, and to arouse public interest in the profound significance of the past to the present. Offers books reviews, podcasts, research guides, and the like. 

Illinois Migration History 1850-2017

The University of Washington’s America’s Great Migrations Project has compiled migration histories  (mostly from the published and unpublished work by UW Professor of History James Gregory) for several states, including Illinois. The site also includes maps and charts and essays about the Great Migration of African Americans to the north, in which Illinois figured importantly. 

History on the Fox

An interesting resource about the history of one of Illinois’s more interesting places, the Fox Valley of Kendall County. History on the Fox is the work of Roger Matile, an amateur historian of the best sort. Matile’s site is a couple of cuts above the typical buff’s blog. (An entry on the French attempt to cash in on the trade in bison pelts runs more than

2,000 words.)




Southern Illinois University Press 2017

A work of solid history, entertainingly told.

Michael Burlingame,

author of Abraham 

Lincoln: A Life 

One of the ten best books on Illinois history I have read in a decade.

Superior Achievement Award citation, ISHS Awards, 2018

A lively and engaging study . . .  an enthralling narrative.

James Edstrom

The Annals of Iowa

A book that merits the attention of all Illinois historians

as well as local historians generally.

John Hoffman

Journal of Illinois HIstory

A model for the kind of detailed and honest history other states and regions could use.

Harold Henderson 

Midwestern Microhistory

A fine example of a resurgence of Midwest historical scholarship.

Greg Hall

Journal of the Illinois

State Historical Society

Click  here 

to read about

the book 

Click  here 

to buy the book 


Southern Illinois University Press

SIU Press is one of the four major university publishing houses in Illinois. Its catalog offers much of local interest, including biographies of Illinois political figures, the history (human and natural) and folklore of southern Illinois, the Civil War and Lincoln, and quality reprints in the Shawnee Classics series.

University of

Illinois Press

The U of I Press was founded in 1918. A search of the online catalog  (Books/Browse by subject/Illinois) will reveal more than 150 Illinois titles, books on history mostly but also butteflies, nature , painting, poetry and fiction, and more.  Of particular note are its Prairie State Books,  quality new paperback editions of worthy titles about all parts of Illinois, augmented with scholarly introductions.

University of

Chicago Press

The U of C publishing operation is the oldest (1891) and largest university press in Illinois. Its reach is international, but it has not neglected its own neighborhood. Any good Illinois library will include dozens of titles about Chicago and Illinois from Fort Dearborn to

Vivian Maier.

Northern Illinois University Press

The newest (1965) and the smallest of the university presses with an interest in Illinois, Northern Illinois University Press gave us important titles such as the standard one-volume history of the state (Biles' Illinois:
A History of the Land and Its People) and contributions to the history of Chicago, Illinois transportation, and the Civil War. Now an imprint of Cornell University Press.


Reviews and significant mentions by James Krohe Jr. of more than 50 Illinois books, arranged in alphabetical order

by book title. 


Illinois Center for the Book

Run by the Illinois State Library, The Center promotes reading, writing and author programs meant to honor the state's rich literary heritage. An affiliate of the Library of Congress’s Center for the Book, the site offers award competitions, a directory of Illinois authors, literary landmarks, and reading programs.

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