Log home kits, metal “agricultural” buildings, hay bales, thermobau, what is the best alternative building system to use in this day of unaffordable housing? I would need to use a system which is loanable by the bank = sellable; low cost per square foot; doesn’t take esoteric technology to build it; offers decent return when selling.
My idea was to use a kit, but then hiring a crew to build it may be a huge cost. Metal buildings still look at bit too agricultural for banks to lend. Any ideas?
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Replies
I don't know much about them, but I'd take a look at structural insulated panels (SIPs). These are a sandwich of rigid foam between two sheets of OSB. Each panel is pre-cut to your specs in the factory and provides strucural strength, insulation and interior and exterior sheathing all in one piece.
Taunton has a book on them. There is a thread here on Breaktime about someone building a house with them.
Al Mollitor, Sharon MA
Wired a house where the design was semi-agricultural. The guy had so much difficulty getting the loan he finally got a personal loan and so did his common law wife. It was less than they wanted but they got the shell up and moved out of their two apartments.
Wasn't legal for them to move in without a CO, the house was roughed in but only a bedroom , closet and bathroom finished and those room running on temporary power, but they were in for six months and the house completed before the inspectors raised a stink. After the smoke cleared they had their house and a CO. The money they saved by not paying rent for six months covered most of the rest of the construction costs.
They were able to pay off the two smaller loans in two or three years. It was less of a house, in size but not features, than their original builder suggested. No 30 year mortgage and no designing the house to please a bank. Smart couple.
> They were able to pay off the two smaller loans in two or three years. It was less of a house, in size but not features, than their original builder suggested. No 30 year mortgage and no designing the house to please a bank. Smart couple.
Smart indeed -- And with this one free and clear, maybe they'll go for building another bigger and better in a few years. There are people I've met who do that over and over.
-- J.S.
why not concrete block. hardly anybody does it anymore, durable, cheap and looks good with a coat of stucco.
concrete block?
It's expensive, weak, and cheap looking.; in addition it has terrible thermal charcteristics.
Igloo. The materials are cheap. Resale value may be a problem, though.
Of the three I would say the straw bale. Log kits are expensive and steel was covered already.
My wife and I want to build a straw bale hose ourselves someday.
Kipherr
Some systems are better for certain climates. Some, like straw bales, may be hard to convince a building inspector to let you build. Like someone said SIPs are good and have a good track record. If I were in a dry climate I might consider an "Earthship" of tires rammed full of dirt and piled up. Dennis Weaver built one and really likes it (at least the last time I read about them).
Earthship is up for sale...
http://www.dennisweaver.com/"Live Free, not Die"
Yah, for 3.75 million. Not exactly what I'm looking for. "Affordable" is the key word. j.
TANSTAAFL!
Applies to homebuilding just like the rest of life.
You want resale value/bank approval?
that requires Quality materials, methods and workmanship.
none of which are cheap!
Sorry!
Mr T
I can't afford to be affordable anymore
Like said - Each system has it's pro's and cons. Most based on location. Straw and Earth houses have become very popular and are allowed by CA code. The resale is great in that area and Alternative houses are becoming a great niche market. Don't let people disuade you from looking into and choosing the right method of construction for your location and lifestyle. They can all be built well and most can be financed with some extra work...
I live iin northern vt and have had great results with insulated concrete forms. I use greenblock to the rafters and trusses. its quick easy and ultimately appealing to the loan officer and market [think three little pigs]
I think that we have all asked this same question...there are so many nifty products:
the superiorwalls prefabricated basement system...the modular home evolvement...the promise of sip,s (check out homefronthomes.com) especially replacing osb with hardiplank...hanging sip,s on rediron frames...the pod concept being used by the modern archts (dwell magazine)...it would be nice to step boldly outside the box...unfortunately my market is still traditional.
Your location will determine the best alternative approach.; Here in the north SIP's offer real benefits. However I'd be very wary of Log homes since they have a terrible reputation regarding rotting.; Same with Hay bale..
In the extreme southwest I'd look closely at ICF's parged with either adobe or stucco..
In Florida/ Bahama's I'd look at ICF's...
The question you ask probably has no one right answer.
Building for resale means you live in a different house than you really want. (There's a very cogent article in FHB on the topic of not worrying about resale--it's worth finding and reading.)
The TANSTAFL (there ain't no such thing as a free lunch) comment, while a bit curt, is, nonetheless, valid. You will get out of a house what you put into it.
If you are really concerned about resale, you really ought to build a spec house (but only after reading boss hog's thread), and get a VAR note for it. That will let you live there for 3-4 years before the balloon payment cones due, and you sell it and repeat.
Mind you, "alternative" sometimes works against "resale" value.
You might want to check out some of the info on the Building Science web site for building in your region. Once you have a bit of a "baseline," you can then look at alternatives or options.
It might be that an ideal would be a hybrid, like timberframe semi-earth sheltered and tire bales. Or maybe rammed earth, or straw bales, or, whatever--the choices are too many at this distance.
Another vote or two for the structural insulated panel system. I've lived in two of them in windy country. What you see is less than what you get - better insulation, strong frame, and very quiet.
D&L
Probably none of the above, if you're worried about loans and resale value. A commercially-built log home will probably work best, but then you aren't apt to save anything. Banks are familiar with ag buildings (and probably make loans for them all the time), but not as residences. With hay bale homes and the like you pretty much need to finance them yourself.
With a "system" like ThermoBau the supplier may have a line on financing, or know how to talk nice to the bankers for you.
The only thing I see missing on your list are those factory-built houses.
-- J.S.
Shipping containers. Cheapest way to enclose space....
Steel pole barn with haybale walls.Anything built by Sam Mockbee and the rural studio.
http://www.dirtcheapbuilder.com/rustsamo.html