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GBlist: affordable housing?



For what it's worth (some'd say not much) I'd like to chime in on the 
housing affordability thread. A little backround on where I'm coming from:

I build timber frame (read: expensive- by U.S. standards- read on) 
structures. I spent some very formative time living, studying and working 
in Europe. Germany and England are my inspiration for getting into timber 
framing. Can't swing a framing chisel without hitting a 400 year old 
timber frame in some parts.  I frequently look to Europe as an example of 
where we will be in 100 years if we're lucky; I also frequently look to 
Europe as where we'll be in 100 years if we're not careful.

The average cost per square foot of single family homes in Germany when I 
worked there (early '80's) was over $300.  The average mortgage was 100 
years.  

Population density is already much higher there than in the U.S. Has been 
for hundreds of years. They ran out of old growth trees several hundred 
years ago. That's one of the reasons they (my predecessors- probably 
yours too) came to the NEW world. 

Most new construction in Germany makes judicious use of wood. There is 
virtually no stick framing as we know it. What wood is used is celebrated 
in the structure. Most floors, exterior and interior walls are masonry.  
Roofs will often have timber purlins, which are built up, strapped and 
tiled. Windows and doors could probably serve double duty on a submarine, 
they're so tight and well constructed.  

The point is this: building a new home in Germany is considered a 
tremendous privilege. It carries great responsibility as well.  Obviously 
the financial burden is high. This encourages folks to think long and 
hard about what they want to build, how big, and where.  They know that 
the mortgage will probably be passed on to their children, and hopefully 
their grandchildren. As will the house. If one is going to go to the 
trouble and expense of building a house, one had better construct it to 
far outlast the mortgage. 

Now, there are a bunch of cultural differences, resource inequalities, 
climactic differences, etc between the U.S. and Germany.  I don't propose 
trying to copy the German model ver batim.  But that shouldn't preclude 
us from learning from those who have already experienced diminishing 
resources, population increases, AND rising construction costs.

What I've learned from my German experience is to use construction 
materials and resources wisely (that's alot different than the farce 
called "wise use").  Define: "Wisely".  Well, that's a little tricky. It 
can mean, as in the German model, building to last a long, long time. 
"Wise" can also mean to design and build structures according to life 
cycle costs rather than just the cost of initial construction. 
Or, "wise" can mean use materials and designs that will allow the 
structure to grow and evolve throughout its life. Simplest ex: Perhaps a 
home will need to become a home/office at some point. Be sure it has a 
space which can accomodate an office, and that space can accomodate 
additional wiring.
Or, it can mean disassembleable. Modular panelized construction can be 
taken apart, re-configured, and used again, or recycled.
Wise can mean "sustainable", so long as its viable.  
Wise should mean "liveable." Define this how you like- size, shape, and 
materials make sense regionally and culturally; uses materials which are 
not toxic to the inhabitants; is well sited..etc.

Does wise mean affordable? By my definition, yes.  Does it mean 
inexpensive? usually not. 

Seeing how this is the greenbuilding list, I pose the following two 
questions:

Does "Wise" mean "Green"?     I think so.
Does "Green" mean "Wise"?     Not necessarily.

What's wise- or green- about dumping thousands of person hours (labor IS 
a resource, after all) into a structure which will need to be constantly 
maintained over its life- or even prematurely fails and needs to be 
reconstructed after a short 50 years? Seem to be a few of these floating 
around the list. 

Thought for the day: Builders of housing-especially those who are trying 
to use progressive materials and methods-  should keep their role in 
perspective.  Good housing should be a means to an end; not an end in 
itself. 

One final word about Germany: Carpenters are apprenticed for 6 years.  A 
journeyman carpenter has roughly the same social status and pay as a 
doctor.  What does that say about how Germans feel about their housing? 
What do our carpenters, builders, and materials say about ours? Howz that 
for another can of worms?
 
Chris Koehn
Top Ridge Timber Frame Homes


    
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