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How to build a natural home legally.

23/8/2017

9 Comments

 
A superbly useful interview with Kim Fraser of the Hideaway Under the Stars.

There are two ways of building yourself a natural home, no matter which country you are in: The unofficial way. And the official way.

The unofficial way involves skirting round the edges of the system, finding loopholes and sliding deftly through them. (I’ve seen this done in every country I’ve been to so far, though while entirely possible generally appeals to more risk-taking type of personalities).

Then there’s the official way. This costs more money, but may buy some peace of mind...in the end:)

Kim Fraser built her beautiful straw bale house the official way. I was lucky enough to stay in that house, and talk to her. Here’s what she had to say:
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Atulya: What do you think is the most important thing you need to build a house to code?

Kim: Sheer bloody-mindedness, and determination. That’s the number one thing you need. You mustn’t get ground down, and always keep telling yourself there is a way. Because there usually is. Even if you have to compromise. And sometimes we have to compromise in life. It’s just like that.

Atulya: I completely agree. You need determination no matter how you build. There’s always a way. There’s no problem without a solution. And sometimes you might have to change your vision slightly, but the basic core of it remains.

Kim: Yes. We kept our vision strong, but we just had to do little pivots every now and again. We found that working with the system, rather than trying to go against it really helped. We got the planners in from the very first stage, before we even parted with a penny. And then we did a staged approach, so every time we got some designs I’d go and speak to the planners, and show them what we were doing. Now we’re doing another build, so we’re doing exactly the same. I spoke with the planners. She came on site. I’ve showed her the early stages of the concept. And again, every time we develop the designs, we’ll take it to her, and she’ll give us her feedback. It’s actually really good, because you get a lot of foresight, which you don’t have to use as hindsight:) She’s not worrying us. She’s making us aware of things. Like road access, and different conditions. So we’re not surprised later on.

Atulya: Yes and you’re not forking out loads of money first, and then regretting it. So let me just clarify. It is totally legal to build a straw bale house in the UK, right?

Kim: Oh yes. Absolutely.
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Atulya: So what did you have to compromise on?

Kim: We had to compromise on window sizes . They wanted the larger ones on the bottom. They wanted everything to be symmetrical, and didn’t like anything too quirky, because it has to fit in with the local vernacular. If you were somewhere else, like Findhorn where there are more alternative buildings, you’d have more freedom It’s very area dependent.

Also planners need to be dealt with on an individual basis. You’ve really got to develop a good relationship with them.

Atulya: Yes. That is the same everywhere. Relationships are key.

Kim: There are two government bodies you have to deal with: planners and building control. Planners deal with things like local vernacular, and you have some flexibility here. You can appeal their decision too. But building control is different. It’s the nuts and bolts of the build, your house’s sustainability principles, it has to meet various regulations. They want engineer’s certificates and things.

Atulya: Did you have to make compromises there too?

Kim: Oh that was the worst bit! In our build, there was an architect, a builder, and an engineer all talking to building control. This meant it turned into a very complex process. It could have been simplified by using a design and build company, because they design the building they’re going to build. Then you know exactly how much it’s going to cost, and it’s easier.

Eventually, I went to the building control officer and asked, “How can I make this easier for you to put us through building control,” and he said, “Get your architects and get your builders, and get them all sat round this table.” Really clear communication is essential.
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Atulya: Does building control happen while the building is being constructed? Or before or after?

Kim: You can’t even dig a hole until you have a building warrant, and it took us about 18 months to get through both planning and building control.

Atulya: What advice would you give to anyone wanting to build a natural home the official way?

Kim: Either get a design and build company (the easy option), or if you’re going to build it yourself get a team you can work with, get people (engineer/architect) who know the codes and can help you get through planning.

Atulya: And the cost?

Kim: The charge is dependent on the cost of the build or the cost of the site. It’s proportional. So you’re talking several thousand pounds before you’ve even broken the ground.

Atulya: Which is more than my whole house cost! But there are advantages to doing it this way. What are they?

Kim: They’re not going to pull your house down. Mine is a family house. I’ve got four kids. I’m on a B road. People drive past us, so we’d have got told on before long. You have more security this way. In truth though, the main thing was to get a mortgage. We couldn’t have got a mortgage any other way.

Atulya: There you go. I didn’t know that. So you can get a mortgage even on a self-build natural home project?

Kim: Yes. Though only certain places. We got ours at the Ecology Building Society.

Atulya: And any last tips to close on?

Kim: Create decent relationships with everyone. Planners and building code officers are human beings too. Don’t annoy everyone too much. It’s OK to dig in sometimes for something you really want, but treat people kindly, and with respect. It goes a long way.

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 SUMMARY
Getting permission to build a natural home in the UK. What you have to do:

1. Get planning permission. Call in a planning officer at the beginning to look at your site, and make sure you’re able to build on it. Some tests (drainage) are done at this stage.

2. Gather an experienced team (design and build company, or an architect/builder who knows the ropes). Go for your building warrant through a building control officer. (You can apply for planning and a building warrant together.)

3. Once you have a warrant, start building. Building control will turn up at intervals to check things.
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IN THE USA? It's a very similar story. Here's an article by Sigi Koko on how to build to code in the US.

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9 Comments
Tim H
26/8/2017 02:38:17 pm

In France we found that keeping the living space of the building below 125sqm avoided expensive architects. We were looking at a log-build so this was quite easy.
Keep people (mayor, planners etc) informed, cooperate, and be flexible. You might think your log cabin/yurt/mud house an ideal addition to the local countryside - others may well not.

Reply
Atulya
26/8/2017 06:30:57 pm

Ah thanks for adding that Tim! Very useful.

Reply
Hugh Morshead link
31/8/2017 01:49:44 am

My earth bag hobbit house (315 sq.ft) cost Can$56. The walls and roof are covered with worm compost. I grew kale on the roof, the deer ate it during the winter, it is now a tangle of wild weeds and grass. I've been living off the grid for seven years and the money saved has given me the option of buying another property and doing it all again if I ever have problems with officialdom. My viewpoint is to open source info on DIY ultra low cost housing so that the codes will have to be changed to accommodate us all. When the people lead, the leaders follow.



Reply
Atulya
31/8/2017 01:19:19 pm

I completely agree. Your strategy was exactly my strategy. If you enjoy the building process, and are comfortable with risk, it makes financial sense just to wing it, because the permits cost more than the house itself (though depending on where you live, if you are unlucky and get a demolition order, it may cost a lot lot more). Everyone is different though. Building to code costs more money, but the more folk who do it, the more mainstream it becomes.

Reply
Hugh Morshead link
23/10/2023 01:09:03 pm

Nature is my building inspector, abiding to her code keeps me warm and cozy. A few quick thoughts - you gotta be mad and crazy for earth bag building, 900 animal feed bags each weighing 100 lbs, the five month effort makes it worthwhile. My girlfriend preferred a yurt - or maybe she didn’t want me falling asleep straight after dinner, she gave me a tape measure and insisted I use it. Board and batten is easy for the builder, tough on trees. Cow poo and lime mix makes a brilliant weatherproof exterior plaster.

Christine Baker link
15/1/2023 03:41:53 am

"Here's an article by Sigi Koko on how to build to code in the US."

Unfortunately, that link went bad.

I'm quite familiar with the challenges in Mohave County Arizona and did a lot of research in other counties and states.

I'd like to get our supervisors to approve exemptions from building codes as in other Arizona counties.

Could copy and improve on other counties' exceptions, such as recording notice of the uninspected build for future buyers and requiring owner occupancy.

I bought 2 acres north of Kingman in the high desert for a demonstration site with structures up to 300 sqft not requiring permits. Utilities aren't allowed and you can't legally live in them.

I'd like to demonstrate how incredibly energy efficient adobe and cob are. And with the addition of lime, they are much more DURABLE.

Add drought-tolerant trees for maxium summer shade and wind protection, deciduous where you want winter sun on the building.

People who move here because land is cheap wouldn't have to live in toxic fire traps (mobile homes) and campers.

Been experimenting with small adobe structures since 2007 and was lucky I got permits for an adobe addition without inspection before they changed the rules in 2008.

It shouldn't be illegal to live in a natural home.

Anyone want to help change our regs in Mohave County?

Reply
Nathalie Anderson link
23/10/2023 09:28:41 am

This iis great

Reply
Atulya
28/8/2024 01:11:05 pm

Glad it was useful!

Reply
Rock link
28/8/2024 12:17:53 pm

Thank you for sharing the informative article.

Reply



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  • Home
  • Building
    • Earthbag >
      • Rubble Trench Foundations
      • Earthbag in Extreme Weather
      • Earthquakes and earthbag
    • Earth Plaster
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    • Cob
    • Straw Bale
    • Wattle and Daub
    • Inspiration
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      • Off-Grid Prep Course
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  • About
    • Contact
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  • COURSES
    • ATULYA's In Person Workshops 2025
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  • Blogs
    • Mud Home Turkey
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  • My Projects
    • The Earthbag Home in Turkey
    • The Barn in Spain