[Date Prev][Date Next][Thread Prev][Thread Next][Date Index][Thread Index]
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
______________________________________________________________________
This greenbuilding dialogue is sponsored by CREST <www.crest.org>
Environmental Building News <www.ebuild.com> and Oikos <www.oikos.com>
For instructions send e-mail to greenbuilding-request@crest.org.
______________________________________________________________________
Follow-Ups: