Posts Tagged land

How to Buy Land for a Tiny House: 3 Big Tips + 12 Experts Weigh In

The tiny house movement has made huge strides in the past few years by promoting efficient living spaces and minimalist lifestyles in 400 square feet or less. More homeowners are seeing the benefit in downsizing to lessen environmental impact, save money and eliminate home-related stressors.

While it’s true, building a small home is generally less complicated than planning and constructing a large home, there are a few challenges presented with embracing the tiny life. Aside from downsizing, simplifying and the logistical aspects of living in a tiny home, one of the main questions is: where do you put your tiny house?

I put together a video that outlines the challenges involved when searching for land for a tiny house, whether you choose to lease, buy or borrow. Please check it out.

The Challenges of Buying Land for Your Tiny House

Solving challenges

When you decide it’s time to find and buy land for a tiny house, you may be faced with a big challenge: it’s more difficult to find appropriately-sized and cost-effective land for micro homes than it is for average-sized homes. Most micro home builders aren’t looking to pay full price for open plots, since tiny homes are more economical to build. At the same time, small lots are hard to find and come by. Landowners often aren’t eager to split up their property to sell, especially in rural areas.

This presents a major challenge for those who are ready to take the plunge. How do you find the right-sized land to buy for your tiny house?

If you’re ready for a simpler life and you’re interested in joining the tiny house movement, consider these three tips for finding and buying land for a tiny house.

Tiny House on a plot of land

Tips for Buying Land for a Tiny House

1. Look for the Right Location, Size and Price

location of land marker

First the good news: Micro homes can be built anywhere as long as construction follows state building codes. Some states even allow homeowners to build micro homes in their backyards also known as accessory dwelling unit commonly referred to as ADUs.

However, a lot of people considering building tiny homes don’t have preowned properties to use for construction or to park on. After all, economics is usually a big reason behind the shift toward smaller space. Property is expensive, and chances are, you need to find a plot of land that fits your needs and your budget. It’s important to have the size, location and price in mind before you begin your search.

Use sites like Zillow, LandWatch or Land And Farm to find land based on location; just search within a designated city under home type: lots/land. You can also search based on size or price, if any of these factors are negotiable. Of course, regardless of size, prices will vary by location, accessibility and other factors. Typical tiny house proponents stray from city centers, as the land is more expensive and prone to complicated building codes and zoning laws.

If you’re still weighing the merits of exactly how much space you’ll need, you can even check out sites like Try It Tiny to rent of visit a tiny house for a short time. Before you take the plunge to purchase, this will give you a taste of small-space living.

2. Consider Zoning Laws

tiny house building code lawsI wrote an in-depth post about all of the considerations that need to go into your land setup for your tiny house. One of the biggest concerns is zoning and building codes. Especially if you plan to connect to city water (or if you plan to be on the grid). It’s extremely important your tiny house is up to code because each of these connections will require a building inspector to come to your house and see it in person.

Zoning is a set of rules about how land can be used—think of it like rules that help neighbors get along.  Zoning will dictate the type of building, its placement and its function; while building codes regulate how it should be built safely.

building codes and zoning for tiny houses

Tiny house builders sometimes find that building codes will require them to build a larger home than they first thought, and zoning might require you to park your tiny house in a campground or trailer park because it’s on wheels (and thus considered close to being a camper).

Tiny house folks should start with a basic plan and a conversation with their local municipal building code enforcement office. From there, you’ll be able to understand some of the requirements of your local town hall, identify issues that need to be addressed, and get a realistic picture of what can and cannot be done in when it comes to tiny houses.

There are also some cities who encourage building and will even offer lots for free to interested parties. Cities such as Spur, Texas, Portland, Oregon and Marne, Iowa use these incentives to encourage city development and boost revenue. That said, it’s important to review the zoning restrictions for building even on these free lots. In the case of Marne, dwellings must be at least 1200 square feet. There are opportunities for free and very inexpensive lots available throughout the U.S. but be sure to research the restrictions thoroughly.

It’s also worth checking out government auctions. There is a lot of land out there and the government holds auctions where you can buy it for dirt cheap. Some of this land is seized for tax reasons while some is surplus land. how to pass building codes for tiny houses on wheelsOther properties are environmentally degraded, needing extensive bio remediation. If you go this route, be sure to do an extensive search on toxic waste sites through the EPA’s website. If you have a desire and willingness to revitalize such land, it can be an incredibly cheap way to acquire property. Check out Govsales.gov to view these listings.

For all you need to know on tiny house coding and zoning, please check out my book, Cracking the Code where I outline all you need to know.

3. Use Your Network

A few years back, I had to suddenly move my house to a new piece of land. I’ll admit, finding a plot I could lease was one of the most frustrating experiences I’ve had when it comes to tiny homeownership. Fortunately, in my case, I was able to find someone who was willing to let me lease his lot in exchange for covering the insurance on the property and helping him with computer work. I realize everyone isn’t so lucky.

One of the biggest ways to help yourself on your tiny house land search is to network with other tiny home owners. When I was starting out, my network was so valuable to my journey. In fact, connecting and sharing with other tiny homeowners was largely the impetus for my starting the blog as well. If you’re wondering how to connect with others and find local tiny house owners, check out this video below.

If you decide to purchase land, whether large or small, it’s important you search for a real estate professional who will aid in your tiny land search. This is another member of your network who will really boost your search and point you in the right direction. There are agents who specialize in niche markets—tiny homes included. Make sure to check up on an agent’s qualifications before hiring them to ensure they are the best fit for your tiny house land search. A well-versed agent will lead you through the process without too much stress.

You may wish to search for property online first; once you have a piece of property selected, check on the listing agent. If the property is for sale by owner, you may still wish to get a buyer’s agent to help you through the process. It’s tempting to forgo an agent (and paying the commission) but you’ll face fewer problems down the road if you have someone in your corner.

It’s important to remember land often can’t be leveraged in a loan with the bank. For most land purchases, the property will need to be paid for outright and in full. An agent will walk you through the process and help you navigate.

While these steps won’t guarantee the perfect plot for tiny home construction, they certainly help homeowners get started. Leasing property is of course another option (and the route I took). There are considerations to be made when you’re leasing property too, but in many ways the pros may outweigh the cons.

Tools For Planning Your Land

Even at the early stages when you’re just looking at the land, possibly under contract, you need to start to imagine how things will layout.  I love this part because it’s fun to think about what the land could one day be.  It starts to feel real when you are thinking about where you’ll put things and how it will all come together.  Here are the tools I use to plan out my land:

A Good Measuring Wheel

This let’s you measure distances easily and help with planing where things will go.  You want a larger wheel because it can bridge the bumps in the land and make it a bit easier when you are going over logs etc. I recommend this particular measuring wheel if you’re looking for one.

Avoid the Kenson brand, I’ve found that they don’t hold up. And when you’re planning your land, make sure you know where the property lines are and that most places require at least a 15 foot setback from any property line.  I always figure what it is and double it just in case I’m off in my property line.

Marking Flags

land marking flagsOnce you have an idea where you want to put things, start marking them out with these little flags.  It will give you a better sense of space and let you understand where things are going to be in relation to other things like storage, solar, patio space and parking areas.

You can get these marking flag for cheap here.

A Waterproof Notepad

rite in the rain notebook for taking notesI always take notes when I’m doing this so later I can refer back to them when I draw things up back at home or for figuring out stuff after I’ve left.  My go to notebook is a Rite In The Rain Notebook which is an amazing little note pad that doesn’t matter if it’s wet.  They’re tough and super helpful.

Whatever you use, make sure you write stuff down because so many numbers will be going through your head.

Tiny House Experts Weigh In On Finding and Buying Land

Because this is such a challenging topic for tiny homeowners (and what I would argue is the number 1 dilemma we face), I asked 12 top tiny house experts to give their best advice on such a big topic: finding land for your tiny house.

I asked them, “What is the one tip you would give to someone looking for a place to park or land for their tiny house?”

Talk to friends and community members about it all the time. You never know where the parking spot will come from. While I have been lucky on Craigslist, I think by far the best way to find parking is through a friend of a friend of family or friends. Network and ask all your local contacts before resorting to CL. — Alek Lisefski: tiny-project.com

Get out and talk to people. You need to expand your social circle in a big way. Have a solid game plan in place, develop your pitch for landowners, focus on overcoming objections and putting fears to rest. Then let people know what you’re looking for in a clear concise manner. — Ryan Mitchell: TheTinyLife.com

Ping your own network of folks that really enjoy and support what you are doing. Provide a quick message about who you are and what you are looking for, that they can forward along. They are far more likely to connect you with people of a similar mindset, therefore more open and willing to help you out or further your cause. — Jess and Dan Sullivan: livinginatinyhouse.blogspot.com

Honestly – be secretive. Get along with your neighbors and they’ll have no reasons to rat on you – zoning enforcement is often complaint-based. In some areas, it’s legal or “more legal,” and in others it just won’t happen, so do your research. Farmers too – look into talking to them, they could use the rental income, and have the land. — Deek Diedricksen: relaxshacks.com

Check out wwoof.org, a fantastic organization that places volunteers with organic farms the world over. I see it as a great resource for someone looking to move somewhere unfamiliar. Find a willing farm, tow your house over and you have a place to park, food to eat and work to do. — Ella Jenkins: littleyellowdoor.wordpress.com

Start with people you know and put the word out. Your network will produce your best leads when it comes to finding parking. — Ethan Waldman: thetinyhouse.net

Flyers on local supermarket and library walls are actually a very sensible place to advertise this kind of information. We know a lot of people who have found their tiny house parking matches using those channels. — Gabriella Morrison: TinyHouseBuild.com

Reach out to local communities. Try Facebook groups, Meetup and Craigslist. Don’t be afraid to talk about your Tiny House. The more people that you meet, the more likely you will have an opportunity to park it somewhere. — Jenna Spesard: TinyHouseGiantJourney.com

I think the best way is to find land and then ask the owners if you could work out a deal. People are more receptive than you might think. — Kristie Wolfe: Kristiewolfe.com

I wish I had a good answer. We bought land well before we decided to build a tiny house, so it wasn’t an issue for us. I do recommend that people get involved in local politics to make changes in their own communities that can help pave the way for tiny homes. — Laura M. LaVoie: 120squarefeet.com

Get creative, build your network, be open and honest and try to be ‘on the radar,’ it will make you feel more secure during the ‘living’ part of tiny house living that you will appreciate once you are living. It stinks to feel like any knock on the door may be asking you to go. — Macy Miller: MiniMotives.com

Don’t be afraid of building your tiny house before finding a place to park it. The majority of my clients and other tiny housers found their spots during their construction. After finishing the shell with the exterior siding, you can place a photo with a description of what you’re looking for on Craigslist. Most property owners will rent their space only after they can see an image of your tiny house, and what utilities you will need. This has proven a success time and time again. — Vina Lustado: vinastinyhouse.com

Check with local codes in the area you wish to build or park a tiny house. If it is not allowed you need to find an alternative route or do it under the radar somehow. — Kent Griswold: tinyhouseblog.com

 

A special thank you to all the experts who weighed in on this important topic. Finding and buying land is one of the toughest aspects of the tiny house lifestyle. It may take time, but eventually, using these smart strategies, you’ll find a spot. Explore all your options before you decide.

If you’re looking for land to buy, it’s possible. For more on finding land to buy or lease, check out my Ultimate Guide to Finding Land.

How To Find A Place To Park Your Tiny House – Experts Share Their Tips

I sat down with the top tiny house experts to ask them a bunch of questions. Today I am sharing their responses to the question: “What is the one tip for you would give to someone looking for a place to park or land for their tiny house?” I asked 15 top tiny house experts to get their best advice on such a big topic: finding land for your tiny house.

alek-lisefski

Talk to friends and community members about it all the time. You never know where the parking spot will come from. While I have been lucky on Craigslist, I think by far the best way to find parking is through a friend of a friend of family or friends. Network and ask all your local contacts before resorting to CL.

ryan-mitchell

Get out and talk to people. You need to expand your social circle in a big way. Have a solid game plan in place, develop your pitch for land owners, focusing on overcoming objections and putting fears to rest. Then, let people know what you’re looking for it a clear concise manner.

dan-and-jess-sullivan

Ping your own network of folks that really enjoy and support what you are doing. Provide a quick message about who you are and what you are looking for, that they can forward along. They are far more likely to connect you with people of a similar mindset, therefore more open and willing to help you out or further your cause.

deek-diedricksen

Honestly – be secretive. Get along with your neighbors and they’ll have no reasons to rat on you- zoning enforcement is often complaint-based. In some areas it’s legal, or “more legal”, and in others it just won’t happen, so do your research. Farmers too- look into talking to them, they could use the rental income, and have the land.

ella-jenkins

Check out wwoof.org, a fantastic organization that places volunteers with organic farms the world over. I see it as a great resource for someone looking to move somewhere unfamiliar. Find a willing farm, tow your house over and you have a place to park, food to eat and work to do.

ethan-waldman

Start with people you know and put the word out. Your network will produce your best leads when it comes to finding parking.

gabirella-morrisson

Flyers on local supermarket and library walls are actually a very sensible place to advertise this kind of information. We know a lot of people who have found their tiny house parking matches using those channels.

jenna-spesard

Reach out to local communities. Try Facebook groups, Meetup and Craigslist. Don’t be afraid to talk about your Tiny House. The more people that you meet, the more likely you will have an opportunity to park it somewhere.

kristie-wolfe

I think the best way is to find land and then ask the owners if you could work out a deal. People are more receptive than you might think.

laura-lavoie

I wish I had a good answer. We bought land well before we decided to build a tiny house, so it wasn’t an issue for us. I do recommend that people get involved in local politics to make changes in their own communities that can help pave the way for tiny homes.

macy-miller

Get creative, build your network, be open and honest and try to be ‘on the radar’, it will make you feel more secure during the ‘living’ part of tiny house living that you will appreciate once you are living. It stinks to feel like any knock on the door may be asking you to go.

vina-lustado

Don’t be afraid of building your tiny house before finding a place to park it. The majority of my clients and other tiny housers found their spots during their construction. After finishing the shell with the exterior siding, you can place a photo with a description of what you’re looking for on Craigslist. Most property owners will rent their space only after they can see an image of your tiny house, and what utilities you will need. This has proven a success time and time again.

kent-griswold

Check with local codes in the area you wish to build or park a tiny house. If it is not allowed you need to find an alternative route or do it under the radar somehow.

 

A very special thanks to the folks who participated:

Your Turn!

  • What tricks have you learned about finding land?

If I Had $1M To Further The Movement

what if questionI was sitting on the porch of my tiny house the other night thinking about tiny houses and the movement when the question floated into my mind: “If I somehow became the steward of $1,000,000 to further the tiny house movement, what would I do?”  It’s an interesting question and I really like thought experiments like this.  So, here is what I’d do:

I think an important first step would be to establish a tiny house proof of concept with a city and create a model that other cities could follow.  I would most likely start in my hometown of Charlotte, mainly because I know the codes better and have some good connections with folks that I’d need to leverage in order to make my plan successful.

I’ve had some preliminary conversations with some community development leaders, developers, lawyers and a few political figures at the point, but have yet to take it much further because the later phases of execution would require funds that I simply don’t have.  So I’d start a dialogue with some key people and then also contract the services of a few people, primarily lawyers that have experience doing community development.  I don’t think things would need to get pushed into the court room, but a few of the lawyers I have in mind know the landscape better than I do, they have the personal connections, they know what meetings you need to show up for, they know who other follow on votes and they know the process.  These things are valuable to the execution of the plan.  I figure it will take about $50,000 in contractor fees, mainly because most of the people would be lawyers ($200-$300 an hr).

Running Total: $50,000

From there I’d work with these people to start conversations with the city about getting a program started where we would essential do a trial run on a particular piece of land for a tiny house community.  I figure about $5,000 in fees, filings, paperwork, etc.

Running Total: $55,000

land_for_sale_29cConcurrently I would be shopping for land, somewhere in the 10-20 acre range of which I have about 5 locations that would be ideally suited for this project.  The key here would be land that could be rezone for a cluster housing setup and located within a 30 minute drive of downtown Charlotte.  The location would be key.  Most people today want the amenities of a city and Charlotte is a decent sized city to meet that need, plus land is relatively cheap and still available.  For the land I’d be looking to spend up to $250,000 which would be the home of the community and a common house that would also later be used to run training events, meetings, etc.

Running Total: $305,000

Next once we had the land and the city’s support, I would work the land (grading, access, roads, parking), install infrastructure (water, sewer, solar, internet, gas), then begin construction.  For this I’m assuming $75,000 to meet city requirements.  I’m also assuming they’ll require us to install storm drains, side walks, and a retention pond because of the number of people, it would be similar to an apartment complex in their eyes.

Running Total: $380,000

How-To-Build-a-Great-Team

Once I had the land secured, I’d put out a call for residents.  There would be an application, interview, and selection process.  The goal would be selecting people who would be good stewards of the first location, would have the ability to interface with the public and the media very well, and people who could help us put a good foot forward in the community.  The group would also have to function well as a team, because I would want a community, not disparate individuals that just want a place to put a tiny house or live cheap.  I envision the people selected would go through a lengthy interview process, jump through a lot of hoops and prove that they are the right people for the mission.

With that group I’d want to do some team building, some communications training and community building.  There will also be some media interface training, so that they can keep calm when a reporter tries to pull a “gotcha”, when a detractor speaks out, or when something goes wrong and they need to operate under pressure.  For that I’d budget about $5,000 for various activities and facilitators.

Running Total: $385,000

 From that point I’d design the houses with each of the people using some tiny house designers I know.  The plans would be used to build the house and then either given away or sold as a revenue generator for the non-profit mission of this incubator.

Established Revenue: $1,000 / month

Each house would be designed, built and paid for by this project, but each person would enter into a 2 or 3 year lease on that house.  I’d guess between $200-$400 for rent and utilities a month.

It might be possible that some of the paid work needed to be done by this project could be paid to these members if they had the required skill sets for the job.  This could also aid in keeping the project accessible for low income individuals.

I would want 10 houses to on the property, half to be people bringing their own house, half built onsite built with about half the labor done by the people themselves.  I figure total cost per built house would be $40,000 for the five built on site for a total of $200,000.

I would also have a common house built (about 2,500 square feet).  I figure about $200,000 for that building.  That building would have a large room, community kitchen, a guest bedroom, laundry and toilets.

In this space I’d tried to save a lot of costs here by doing workshops where people come for the week and get hands on with building a tiny house.  Tickets would be pricey because of the time, meals, organizing etc.  I figure $1500 a person.  This would help offset the costs of the houses.  For the common house I’d try to do that with straw bale or ob and again, make that an event that we would sell tickets to.

Worst Case Running Total: $785,000
Target Running Total: $600,000
Established Revenue: $3,500-$5,000 / month

 This would close the initial phase of the first location.  From here the idea would be to document the entire process and produce some high quality materials, media, and website.  These could be used by tiny house people and by municipalities.  I figure there will be some coding, design and material fees with this $5,000.

Running Total: $605,000
Established Revenue: $3,500-$5,000 / month

The next phase would be taking the revenue generated and building that revenue to become a self sustaining non profit.  The hope here is that with the initial $1M we could build an engine that could pump out tiny house havens and develop training for DIYers, Builders and cities to elevate the community.

The remaining funds to kick off the next location and essentially do lobbying on behalf of tiny houses.  I would also look into tiny house financing, developer partnerships and tiny house insurance.  We would develop tiny house codes that municipalities could plug and play for cities and we would help them in that process.

I’m also playing it safe with the budget because things will inevitably be more expensive, unexpected costs will come up and there will be some staffing costs.

Final Total: $850,000
Revenue: $13,500-$15,000 / month

So that is how I’d move the movement forward with an infusion of $1M.

Your Turn!

  • How would you use the $1M differently for the movement?

Finding Land For A Tiny House

One of the biggest stumbling blocks for tiny houses is finding land to put your tiny house, it can be tough to find land that will be well suited for it.  I wrote a very detailed post that outlines all the things you need to consider when setting up your land for a tiny house, read it here.

In more rural locations this may not be as hard as land is pretty available and cheap; not to mention building codes and enforcement are often a bit laxer.  However, most people live in cities, like myself, and land is tricky to come by.

In my city, Charlotte, there is very few empty lots that aren’t in a planned neighborhood that is governed by a HOA.  Land can be very expensive and the remaining lots often are not being used for very good reasons.

In general I think it’s best to find a place where there is a house there already, then piggyback off their utilities.  This can be a really easy option if you’re in a place that doesn’t have HOAs.  In Charlotte, most of the housing is about 20 years old or less, so Home Owner Associations are pretty much everywhere here in my city.  It’s just a matter of meeting the right people who might consider allowing you to live in your tiny house in their back yard.

Setting Up Your Land For A Tiny House

One thing I’ve realized through my entire journey is that not only do you have to build a house, but there is quite a bit that goes into setting up the land itself. These things include access, infrastructure, security and utilities. Each of these categories can be tricky and expensive in their own right, but very necessary for living.

RyansPlace-wKey

General Considerations

You’ll notice that I have a field at the edge of the property where I have two entrances/exits to my gravel pad. This allows me to bring in the house, unhitch it and then have a place to exit with the truck. It also allows me to gain access to my storage trailer if I want to move it or take it off the property. It’s important to consider before you bring your house to the property:

  • How will you enter the property?
  • How will you exit the property once the house is placed?
  • How will you exit with the house if you need to move?
  • Are the curves too tight to make with such a large trailer/house?
  • What direction do you want your front door (back of trailer) to face?

Another thing to consider is parking for your car and visitor’s cars. I also like to be able to pull right up near the door for move-in day or for bringing in groceries.

I would also suggest placing your tiny house in a place with deciduous trees so your house is shaded in the summer and open to the sun in the winter. Before moving the house to my location, I made sure to go around and inspect all the surrounding trees to see if any needed to be removed because they posed a danger because of rot. I discovered one tree that was ready to fall any day, so I cut it down before the house was ever there.

Tools For Planning

There a few go to tools I have for when I’m laying out driveways, locations of water lines, trees that need to be cut, and other planning activities.  It’s important to get good measurements so you can plan how much material you’ll need for things like gravel driveways, concrete for pads you’re going to pour and distances for water lines.

Measuring Wheel

This let’s you measure distances easily to plan where things will go. You want a larger wheel because it can bridge rough terrain while still getting a good read and make it a bit easier when you are going over logs etc. I recommend this particular measuring wheel if you’re looking for one.

Avoid the Kenson brand, I’ve found that they don’t hold up. And when you’re planning your land, make sure you know where the property lines are and that most places require at least a 15 foot setback from any property line. I always figure what it is and double it just in case I’m off in my property line.

Flags For Marking

land marking flagsNow that you have an idea where you want to put things, mark them out with these little flags. It will give you a better sense of space.  It also lets you understand where things are going to be in relation to other things like storage, driveways, patio space and parking areas.

You can get these marking flag for cheap here.

Waterproof Notepad To Take Notes

rite in the rain notebook for taking notesI always take notes when I’m doing this so later I can refer back to them when I draw things up back at home.  Inevitably you will have forgotten to check something so having dimensions written out will allow for figuring out stuff after I’ve left. My go to notebook is a Rite In The Rain Notebook which is an amazing little note pad that doesn’t matter if it’s wet. They’re tough and super helpful.

Whatever you use, make sure you write stuff down because so many numbers will be going through your head.

Access

The first step to getting the land to the point where you can live on it is simply being able to access it. This comes in the form of roads, driveways, turnarounds and parking pads. Before you even think about laying down the road, you must first clear the way, remove trees, level the dirt and make your path to your new home. You have a couple of options: gravel, cement, and asphalt. Gravel is the most economical. I wouldn’t suggest just dirt, because you are bringing in a very heavy house, it’s likely to get stuck, and it gets muddy in the rain.

Here is a video of the installation of my road, turnaround and parking pad. Note I had a much easier time because there used to be an old dirt road in this location, so it was simply a matter of cleaning it up and leveling it out. The whole process took about 6 hours of hard work.

Infrastructure

Laying the lines, pipes and other key connections is a pretty tricky part because it often requires either backbreaking work or heavy equipment. When you’re running pipes and lines over any distance you run into issues of drop in voltage and pressure; so you need to take care to size things appropriately and it will dictate where you can actually place your home. When I first looked at the land, I had wanted to place my house about 300 feet away from its current location. That meant I’d have to run a #3 wire to compensate for the voltage drop as I ran the line to the closest solar exposure, which would have cost an additional $700 in just wire!

For water I am connected to the city water. The meter and installation cost me $2,200 (city sets price), but that is only from the water main to the closest edge of your property. You then need to connect it from there to your house, which will cost me an additional $800: $500 for materials, $300 for ditch witch rental, me doing all the labor.

water

For showers I have a 32″x32″ shower stall in my house, but also will be building a larger outdoor shower which I plan to use most of the year, except in the cold months. Both will feed into the grey water system, but I love outdoor showers and it affords a bit more room in the shower. My indoor shower is workable, but a little cramped. I have designed my plumbing system so that I have a hot water line that feeds out to my outdoor shower, but it has a ball valve on the inside of the house so I can turn it off to prevent freezing during the winter.

Another aspect of infrastructure is how you are going to handle your waste streams. For me this breaks down into five categories:

  1. Trash
  2. Recyclables
  3. Compostables
  4. Grey water
  5. Composting toilet waste

For trash and recyclables I have barrels from the city which are picked up at the end of my driveway once a week.  For compostable materials such as food scraps (no meats, fats, or citrus) I handle those with a red wriggler worm bin which I keep in an outdoor bin. I prefer vermicomposting over regular composting because it’s much more of an active process, it’s super easy and if I forget about it, it will continue on without me. It also breaks things down much faster. In the warmer months it can handle a few pounds a week, going from scraps to dirt in about 4-6 weeks without me turning.

photoFor grey water I am going to build a small reed bed that takes the already pretty clean water, removes any solids, and cleans it up, then feeds into some irrigation pipes that snake through the trees. It’s important to note that I’ve spent about 6 months finding biodegradable alternatives to all my detergents (shampoo, hand soap, dish detergent, etc.) so the water coming out of this system is pretty good to begin with.

My composting toilet waste is the most difficult to handle because my city doesn’t allow for humanure composting systems. I am also leasing land so I don’t think its right to do a humanure composting system on the land itself. If I was, I’d follow the procedure laid out in the Humanure Handbook. So what I’m doing to meet local code and respect the land owner is bagging the waste every few weeks into a biodegradable “plastic” bag and then sending it along with the city trash; at that point its essentially like a diaper, but the plastic will break down in a landfill quickly. There are other options out there for this too and I considered them, but for me this method works.

Security

I get this question a lot from people and it seems very odd to me, but in terms of security I have a few lines of defense. First off, you need to realize that most criminals are those of opportunity. They don’t want to work hard or spend a lot of time stealing a tiny house. The other thing is I do live in a large city, but the land I live on is tucked away deep in back roads and at the back of 26 wooded acres. The likelihood of someone finding it is pretty small unless they knew to look there. With that in mind my tiny house weighs 6,500 lbs, which means that only a limited number of trucks out there can actually tow the house; even with a good truck it isn’t easy.

jackswheelsNext I removed the wheels from the trailer because you need to get them off the ground (tire shock) and if I just jacked them up, the house would be really high off the ground. So by removing them, I could lower my house about 1.5 feet lower than with the tires. This makes it a lot easier to get in and out of my house. The tires are chained up out of sight. Next I have a agriculture style fence gate at the entrance to my driveway, which I will later put on a automatic opener arm with a lock; right now its just chain locked when I’m not there.  photo-5

There are a few other things I do to keep things safe, but at some point you have to realize that you can’t prevent everything bad that COULD happen and you need to go on with your life.

Utilities

For power I plan to use solar, which I’ll be installing a 1.67 Kw system this fall/winter. The panels and equipment will be mounted on skids on the ground because I’m only leasing the land, I can’t have anything permanent. For a system this size you can’t fit it on the roof, plus I want to be able to access the panels to easily clean them. The inverter will be a 4,000 watt unit, with a large battery bank. The system will cost about $15,000 if I install it all myself.

In my house my stove and tankless hot water heater will be powered by propane. The fridge, my 15 LED puck lights, laptop, cell phone, and large computer screen (to serve also as a TV) are all electricity powered. The air conditioner/heater will be a mini-split heat-pump unit that can handle both, will run on electricity.

For Internet I will be hooked up to standard high speed cable Internet. I will also have my cell phone which has Internet. I considered getting a wireless mobile hotspot, but they all have a data cap of about 5-10 gigs, which if you watch 2-3 movies on Netflix you’ll blow through that limit in about 4 hours and be screwed the rest of the month. It’s worth noting that the wireless cards that claim “unlimited” are not really unlimited. If you read the fine print they all have a data cap. For Verizon, “unlimited” is 10 gigs.

I will not have a traditional TV or cable. I get all my TV shows and movies from online and in general I don’t watch a lot anyway. For laundry I have a laundromat a few minutes down the road, but for me I hate doing laundry. So my splurge item is that I use a service that comes to my home and picks it up, does the laundry and brings it back.

Bulk Storage

Before I get into this section, I know some of you are thinking, “extra storage! That’s not tiny living!” That’s fine if you think that, but it isn’t practical for me and I’m designing this for me. The point of this journey isn’t to be tiny, it’s to design a life that lets you achieve your own goals. That’s what I’m doing and I think it’s a disservice to yourself if you artificially constrain yourself by any preconceived notions.

As I pared down my possessions I realized that there were some things that could fit in my tiny house, but I didn’t want to. Things like tools, camping gear, bikes, large packs of consumables (toilet paper, paper towels, etc). It quickly became clear to me that even though I could fit everything in my tiny house, I shouldn’t. This left me trying to figure out what I should do. I knew that whatever I chose had to have a one time upfront cost, because I didn’t want to do a rental storage unit or the like. I also wanted it to be relatively protected from water and bugs.

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Some people suggested storage under the tiny house or little plastic sheds/cabinets. Since I am leasing, I couldn’t build something permanent, so I needed to find a storage solution that I could move and take with me. Initially I thought about one of those sheds you see in your big box hardware store parking lots, but they were either too cheaply made or too expensive. I instead decided on an enclosed trailer which was about the same cost as one of those sheds. This give me the flexibility of being able to move it, but also being a great storage space.

Outdoor Spaces

Part of tiny house living is making the decision to not stay locked up in your little house. It instead forces you to get out more. Part of this is having great outdoor spaces. For me that means a fire pit with some comfy Adirondack chairs, places to walk around, a grill, and a garden.

Depending on your climate, outdoor living might look different, but about half the year here is very comfortable to be outside. Outdoor spaces are key to having parties, guests and just leisure time. Don’t just design the perfect indoor space, design the perfect outdoor space for you too!

Visibility

In general I think it’s important to have your tiny house placed where no one can easily see it from the road. Legal or not, it’s not prudent to attract a lot of attention. Make sure the house can’t be seen during all seasons. If you move in during the spring, then during fall you might be able to see the house from the road because the leaves are gone.

Solar Exposure

I talked about this in an earlier section, but thought it deserved its own section too. In terms of solar you want to consider how your house is positioned for solar gain during the seasons. You also want to consider how close you are to a great solar exposure opening if you want to do solar panels. Anything beyond 50 feet between your house and your solar panel placement is going to result in a big enough voltage drop that it will need to be addressed.

Proximity To Things

This section is more about how close the land is to other things. Your land needs to be in a location that is close enough for you to get on with living and all the things that come with that. This includes a reasonable distance to commute to work, to go out to dinner or lunch, to go to the gym, library, and other similar services. I would also consider where your friends and family are. How close do you want to be to them?

For me I am 30 minutes from family, 15 to friends, the city center, as well as the “hot spots” that I like to hang out and dine. I work from home or wherever I have my laptop and an Internet connection. I often plan out my week to what I’m doing and then choose coffee shops near where I’m already going. I also have access to a co-working space, which I can hold meetings at and work from if I just want to get out of the house.

 

Your Turn!

  • What other consideration should you make?
  • How do your plans differ?