RICS COBRA 2018 23 - 24 April 2018 RICS HQ, London, UK - rics.org/cobraconference
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RICS COBRA 2018
23 – 24 April 2018
RICS HQ, London, UK
In association with
rics.org/cobraconference
RICS COBRA 2018 The Construction, Building and Real Estate Research Conference of the Royal Institution of Chartered Surveyors Held in London, UK in association with University College London 23 – 24 April 2018 RICS HQ, London, UK © RICS, 2018 ISBN: 978-1-78321-257-6 ISSN: 2398-8614 Royal Institution of Chartered Surveyors Parliament Square London SW1P 3AD United Kingdom rics.org/cobraconference The papers in this proceeding are intended for knowledge sharing, stimulate debate, and research findings only. This publication does not necessarily represent the views of RICS or University College London.
COBRA 2018
BARRIERS TO THE TINY HOUSE MOVEMENT
Emily Moore, April E. Simons, P.E1. and Scott W. Kramer, Ph.D.2
1,2
McWhorter School of Building Science, 118 M. Miller Gorrie Center, Auburn University, 36849
ABSTRACT
The tiny home movement is a growing trend in real estate where people are choosing to
downsize the space in which they live and live more simply. Pursuing the tiny home lifestyle
comes with many barriers and challenges. Some of these barriers include building codes,
planning and zoning requirements, and financial limitations that impact the tiny home housing
trend. Current building codes for tiny home construction are available but not standardized.
Qualitative research identified four major barriers and several related sub-barriers people
typically encounter when purchasing or building a tiny home. Recommendations are provided
to assist those seeking the tiny home lifestyle as a way of life.
Key words: tiny home, tiny house, zoning, codes
INTRODUCTION
The tiny home movement is a growing trend in real estate where people are choosing
to downsize the space in which they live and live more simply. The typical tiny home
varies from 100 to 400 square feet (Mitchell, 2009), and can sometimes be larger. For
the purpose of this research, a tiny home is defined as a home that is less than 650
square feet. Tiny homes can be built on either a foundation or a trailer and offer many
benefits from an economical and environmental standpoint.
Smaller homes are generally less expensive to purchase and maintain compared to
traditional homes as taxes, utilities, maintenance, and repair costs are typically much
less with a tiny home given their smaller footprint. Another benefit of tiny home
living is the simplified lifestyle it offers from the reduction of unnecessary clutter.
Tiny home design seeks to optimize space by designing for functionality. This design
optimization leads to reduced purchase and maintenance costs for the owner as well as
a reduced impact on the environment.
Pursuing the tiny home lifestyle comes with many barriers and challenges. Some of
these barriers include building codes, planning and zoning requirements, and financial
limitations that impact the tiny home housing trend. This research seeks to first
identify the existing barriers to the tiny home movement then identify possible ways to
overcome these barriers. This research study is beneficial because it seeks to provide
in-depth information regarding barriers in the tiny home movement, in particular to
planning and zoning restrictions and financing for tiny home construction and/or
purchasing of existing tiny homes.
BARRIERS TO THE TINY HOME MOVEMENT
1
ellisap@auburn.edu
2
kramesw@auburn.edu
rics.org/cobraconferenceThere are many barriers to the tiny home movement. In reference to the tiny home
lifestyle, some cities and states are more accommodating than others. According to
research results published in 2015, a study was conducted to identify the most
welcoming states for the new adoptive tiny home movement. The study was based on
the permitting/zoning opportunities for RV’s and Accessory Dwelling Units (ADUs),
prevalence of codes and ordnances to live in a tiny home, the availability of resources
that outline tiny home living, tiny home communities located in the state, number of
towns advertising that they welcome tiny homes, the number of large-scale RV parks
that allow tiny homes, the number of builders in the state that focus on ADUs, and
architects that focus on tiny home design. Points were assigned to the states based on
the findings for the established criteria. The findings were that the most welcoming
states for tiny home movement are California, Oregon, Texas, North Carolina and
Florida (Gloede, 2015). Though each state and local agency presents a different set of
challenges, the literature review pointed to recurring challenges faced by many people
seeking the simplicity of tiny home living.
Building Codes
The International Code Council (ICC) has developed codes for traditional home
construction that have no reginal limitations. The codes provide standards for building
occupancy classifications; building heights and areas, interior finishes, foundations,
wall and roof construction, fire protection systems, materials, and means of egress.
Conversely, a standard set of codes has not yet been developed for tiny home
construction. The codes and guidelines listed below may be used when constructing a
tiny home. These codes are not all-inclusive and, in most cases, are not a requirement
for tiny home construction.
• Recreational Vehicle standard NFPA 1192 (also known as ANSI 119.2)
(American Tiny House Association, 2016) - This is this standard followed by
the Recreational Vehicle Industry Association (RVIA). This standard shall
cover fire and life safety criteria for recreational vehicles. A.1.1 Those
members of the engineering profession and others associated with the design,
manufacturing, and inspection of recreational vehicles have been aware of the
need for uniform technical standards leading to the proper use of this special
type of equipment. They also have recognized that, because of conditions of
transport, size, and use, existing standards for motor vehicles or permanent
buildings are not completely applicable to recreational vehicles. It is with these
factors in mind that this standard has been developed. Much of the material in
this standard has been taken from, or is based on, nationally recognized
standards for fire and life safety. The standard includes general requirements,
fuel systems and equipment, and plumbing systems. Fire and life safety
provisions address interior finish and textile materials, means of escape, fire
detection equipment and vehicular requirements. If a Tiny Home is purchased
from a tiny home builder, the tiny home will most likely come with a Vehicle
Identification Number and a title so that the tiny home be registered. In order
to register, the DMV will inspect the tiny home to ensure that it was built to
meet the RVIA standards. If the builder is a member of the RVIA, they tiny
home will have RVIA decal. However, this decal is not essential but could
make the inspection and acceptance for RV insurance easier.
• ANSI 1195 for park model recreational vehicles – as of 2014, there are twenty-
four (24) states that require Park model recreational vehicles to adhere to the
rics.org/cobraconferenceANSI 119.5. (RVIA, 2014). ANSI 119.5 is a building code that is
administered and enforced by the Recreational Park Trailer Industry
Association (RPTIA). ANSI 119.5 requires that park models meet or exceed
more than 500 of the building and safety standards. By adhering to the ANSI
119.5, you do not need the typical certificate of occupancy. This code is for
structures that will be set on a semi-permanent foundation. The park models
are built up to a maximum of 399 square feet, not including a loft and are built
on a permanent chassis, with removable wheels, axles and tongue. Park
models are still classified as non-permanent living quarters.
• American Tiny House Association (ATHA) construction guidelines – The
ATHA provides guidelines that promotes safe and sturdy construction
practices and offers these guidelines for construction of tiny homes on wheels.
It is provided as guidance for tiny homes on wheels because there are no
standards provided like those that exist for recreational vehicles (RVs) or tiny
homes that are built on a foundation. The guidelines provided follow the
NFPA 1192, but provide exceptions (American Tiny House Association,
2016).
Zoning Restrictions
In addition to meeting building codes, tiny home residents must also meet
requirements set by local zoning ordinances. Zoning ordinances vary from city to city.
It has been found that most codes and land use specifications have requirements for
parking, lot coverage ratios and restrictive square footage requirements (Zoning
Regulations, 2016).
Financing
Funding a tiny home construction or purchase can be challenging in itself, especially
for tiny homes on wheels. There are loans available for recreational vehicles and
trailers, but the interest rate is typically high and some type of personal security is
typically required, such as a savings account, vehicle, or even land that you own.
There are a few options available to fund the tiny home dream including savings,
manufacturer financing, bank loans, and RV loans. Each of these options provides a
unique set of challenges and drawbacks. In terms of financing, some concessions are
needed to make this non-traditional housing option a reality.
Insurance
Insuring tiny homes can also be challenging. When a tiny home is built by a certified
RV manufacturer, obtaining insurance is fairly easy. Homes that are built on wheels
can be insured via RV insurance. However, if a tiny home is built by the owner or not
built by a tiny home manufacturer, obtaining insurance can be a challenge (Insurance
– American Tiny House Association, 2016). Grenz Insurance Agency is one of the
insurance companies leading the way when it comes to the coverage for towable tiny
homes (Insurance, 2016). Grenz Insurance Agency is one that offers insurance on tiny
homes but is limited to those who reside in Western Region states including Arizona,
California, Colorado, Nevada, Oregon and Utah. The insurance coverage is beginning
to expand into other parts of the country as well. Grenz Insurance was just approved
to offer coverage in the continental 48 states, however there is a licensing process the
insurance company must go through prior to being able to insure in all 48 states
(Insurance, 2016). The most recent states which Grenz Insurance offers insurance
coverage are Texas, Ohio, Michigan and Alabama (Insurance, 2016).
rics.org/cobraconferenceRESEARCH SUMMARY
This study was conducted by utilizing the qualitative research method. A set of nine
questions were developed based on the literature review. These questions were
administered via phone interviews to six individuals who were actively involved in the
tiny home movement. These individuals were either tiny home owners, future tiny
home owners, tiny home bloggers or tiny home movement activists at the time of the
study and were identified through research or personal knowledge. The interviews
were recorded, transcribed, and analyzed for correlations and similarities.
Each of the semi-structured interviews lasted about 30 minutes and were based on the
following nine questions/categories:
1. Tell me a little bit about yourself. How did you get involved with the Tiny
Home Movement?
2. Are you a tiny home owner, future owner, tiny home activist, or other? Tell
me more.
3. Why did you choose to live in a tiny home or what sparked your interest in tiny
homes?
4. If you are a home owner, what square footage is your tiny home? If you are
future home owner, what is the planned square footage for your tiny home?
5. What issues/barriers have you encountered on your tiny home journey?
6. What was your knowledge of the financial planning for tiny homes? If you are
a tiny home owner or future tiny home owner, what was your financial plan for
purchasing/building your home?
7. Where is your home located or where will it be located? How difficult was it
or is it to find a place to put your tiny home?
8. Are you involved with your local government with planning/zoning for the tiny
home movement?
9. What lessons learned have you acquired during the process and what would
you change?
The interview questions were designed to gauge both the interviewees’ history with
the Tiny Home Movement and accumulate first-hand information on their experiences
as it pertains to Tiny Homes. The main focus of this research was as follows: years of
involvement, classification of the interviewee (Tiny Home Owner, Future Owner,
Activist, Other), square footage of their home or future home, and barriers
encountered.
First, the interviews where transcribed from recorded data to written data. Then, the
responses were re-read in order to become familiar with each response. Next, a
process of highlighting and tracking key points was conducted. The key points were
extracted from the data and organized into groups of “barriers.” Finally, the barriers
were analyzed and sub-barriers were identified. Six participants agreed to participate
in the phone interview. The table below provides information on the typology of the
participant including years involved with tiny homes, classification, square footage (or
planned), if the home is/or will be on a foundation or wheels, and the state in which
they reside.
rics.org/cobraconferenceParticipant Years Classification Sq. Footage Foundation/Wheels State
Participant 1 13 Home Owner 480 Foundation Arkansas
Participant 2 1 Other 400 Wheels Georgia
Participant 3 3.5 Home Owner 350 Wheels Missouri
Participant 4 >1 Future 650 Foundation Kentucky
Participant 5 1.5 Future 325-375 Foundation Kentucky
Participant 6 >1 Home Owner 220 Wheels Kentucky
Table 1: Participant Typology
In performing the qualitative content analysis, four main barriers were identified. The
four barriers are: Lifestyle, Land, Financing, and Classification. Each barrier
describes an important aspect of the barriers that are faced in the Tiny Home
Movement. Within each of these four main barriers, sub-barriers were identified to
further document the challenges associated with the tiny home movement. The sub-
barriers are summarized in Figure 1, below.
•Limitations/Minimalis
•Balance
Lifestyle •Stigma
•Lack of Education
•Zoning Restrictions
Land •Land Affordability
•Down Payment
•Lengthy Process
Financing
•Lack of Comps
•Insurance
•Mobile v. Foundation
•No Legal Infrastructure
Classification •Tiny Home, RV, ADU,
etc.
•Lack of Building Codes
Figure 1: Sub-Barriers to the Tiny Home Movement
CONCLUSIONS AND RECOMMENDATIONS
In researching the tiny home movement, it is very clear that there are many barriers to
be overcome. Perhaps the best way to overcome the most barriers is by early
planning. Early planning is recommended in terms of financing, location, and design
of the tiny home. Additionally, early involvement from local government, inspectors
and the community is recommended. Many of the barriers and sub-barriers identified
rics.org/cobraconferencein the study are inter-linked. Table 2 outlines the recommendations for the previously
noted barriers and sub-barriers.
Table 2: Recommendations to overcoming Barriers in the Tiny Home Movement
Recommendations for Future Research
This exploratory research on the barriers that exist in the tiny home movement opens
the door for further qualitative research on the main barriers that exist. It would be
greatly beneficial to interview local government, local inspectors and builders of tiny
homes. The voice has been heard by tiny home owners and prospective tiny home
owners. Further research is needed to find a solution to bridge the gap on zoning laws,
building codes, financial burdens, and social stigmas. If local zoning commissioners
and local inspectors are interviewed, it could uncover the legal barriers that exist. In
retrieving data from both sides in future research it could uncover solutions for tiny
home owners acquiring land, solutions to standardize building codes for tiny homes
and even serve as education on the tiny home movement.
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