The feasibility of a very small house.

Gerherher

Hey guys,


This is intended to bounce or take on a few ideas as much as anything. To make a long and boring story short, I will never be able to get a mortgage, so I'm strongly considering building a very small house(40sq. M or below) contractor build, one bed, bathroom, and open plan kitchen and living room.

I have considered this, the implications of living in a small house and the future. The site wouldn't cost me, is in Leitrim, on a good quality private lane, it has power lines running next to it, and water. It would need waste treatment though. It's within 15meters of an old house ruin, and could be closer if I chose to.

All out, I could get together a little over 50K, though I would do my best not to hit that but I know that in Ireland, a small house means higher cost per sq. M. I've been considering different types of build, any of which I would be open to if they suited. I'm having to be practical, as if I could there are a few companies who I'd love to go with, but there isn't a chance.
I have considered one of the modular companies that has had a little bit of press coverage lately. They use a EPS SIP style wall, and although basic, I have strongly considered their product, they sent on a pdf with the technical info on their builds, if anyone in the SIP trade wants to have a look, I'd more than welcome an opinion. The rough cost they claim varies between €830-1000 depending on the standard and finish etc...

One major consideration I would have to take on is that it would need to be built to a very accessible standard.

As I said above, I'm just thinking on things now and looking to bounce ideas. Am I mad to even consider it, between the size and lack of funds? Above is a bit of a mess of thoughts, but if anyone wants me to expand on anything, please ask.

Thanks for the input.

Gumbo

Does the 50k include planning fees, county council contribution fees, water connection fees and gas, ESB etc?

The above could eat up 15k on their own.

BryanF

What about straw bale, could be straight forward and cheap considering the floor area

Part L will be fun on a 40m2 house! You'll probably need to allow a contingency of €5/10k for PV

Metric Tensor

Have you considered buying a small(ish) house that needs renovation. Renovate a minimum number of rooms first and then as you get more money in future work your way through the rest of the house.

Gerherher

kceire wrote: »

Does the 50k include planning fees, county council contribution fees, water connection fees and gas, ESB etc?

The above could eat up 15k on their own.

Unfortunately it would yes, it wouldn't include furniture/white goods. But would include water connection, ESB, planning and council contributions. As it's a rural area, there isn't gas, but it would also have to include a suitable waste treatment.


I think you're right that after it's all taken care of it could be that high. Having looked locally, very large houses have managed to do the above for under 10k (7-8k for one I know) in the last few years. But I have no rose tinted glasses on and know it could easily be much much higher.

BryanF wrote: »

What about straw bale, could be straight forward and cheap considering the floor area

Part L will be fun on a 40m2 house! You'll probably need to allow a contingency of €5/10k for PV

This is something I have very strongly thought about, I'm a big fan of straw bale builds, for several reasons. My two main concerns, both of which I think can be handled, would be getting a person to be able to do it well, though it's one of, if not the easiest material to use.
And long term problems with damp, from what I know, this is most commonly a problem when the style timber frame isn't built to accommodate and work with the straw. So once the eaves and render or cladding is done with this in mind, it's not a major concern. Or am I wrong on this or missing something?
Do you have any idea how they are sitting with the planners these days? And would it be much cheaper than other ways of building?

Could I get you to expand on that a little, do you mean from the heating end of things, boiler size etc.. or something else. Without having to for planning reasons, I'd love to go the PV or solar collector route, but that would really be a major dent in funds if I did.

Metric Tensor wrote: »

Have you considered buying a small(ish) house that needs renovation. Renovate a minimum number of rooms first and then as you get more money in future work your way through the rest of the house.

This was the way I was planning the last few years, but nothing within cost, other than complete refurb jobs were available or suitable. As I'd have to hold back a good portion of funds to do work. There were a few new estate builds that were dropping to manageable costs, but the quality of build was just scary.




Thanks all for the information and input.

galwaytt

Simply put, the structure is more than do-able to high standard in that price imho.

It's the non-structural, non-fabric issues that would need looking at. Services, planning, fees etc.

Angry bird

Check does Leitrim have a minimum house size. Better yet arrange a pre planning meeting with them and ask all of those questions.

Metric Tensor

Just to put the cost of internal finishings in context OP - I've been in quite a few houses where the kitchen cost 60% of your entire budget!

Markcheese

For some reason boards isnt letting me stick links up today ...
So try googling barnhaus - won an affordable housing design competition in wales...bigger than your plan and possibly over budget, ut good ideas
The other one to google is a 25 grand selfbuild by an irish architect, and more apropriate to your needs and our regs. Site was irish vernacular

BryanF

Op read around the renewable energy forum you'll get your answers re renewables
I don't believe there are any issues with straw bale that can't be over come with good design and good tradesmen
Best of luck

Chisler2

............and if you have not discovered it already, take a look at Dominic Stevens' small Irish vernacular house http://www.irishvernacular.com/ which might be a rich source of ideas and options. As Bryan says - good luck with it and it would be interesting to hear how your project develops.

fits

I am very interested in following this also.

Sam Kade

Why not buy a mobile log cabin, no need for planning permission. It can be moved sold on. You would have a decent sized one ready to move in for 20-25k.

BryanF

Sam Kade wrote: »

Why not buy a mobile log cabin, no need for planning permission. It can be moved sold on. You would have a decent sized one ready to move in for 20-25k.

You need planning to park the above, in a what is essentially a field. You also need waste treatment

Gerherher

Thanks for the pointers and tips guys. I'm happy to take it all on board.
I know of Dominic Stevens and I think I'll look further in to his approach too, as it seems it could be turned to several different styles of building.
The barnhaus project is new to me and very interesting.

If anyone knows of timber frame companies or similar that have worked with straw bale, I'd be grateful if they messaged their name on.
The ModCell approach seems very interesting but I don't know of any doing it here, pointers if anyone does would be appreciated.

I have been tempted by the log cabin approach, even with planning, the long term quality of what's available on the market here is a concern. And any that are up to a high standard seem to be very costly. If anyone knows of good quality companies, please message them on.

Markcheese

Straw bale has always appealed to me too... but its not commonly done here ..so not everyone out there has the skill set to design and build them ... don't think it'd necessarily be a money saver and you'd need to be sure it went in right ...

Chisler2

Gerherher wrote: »

Thanks for the pointers and tips guys. I'm happy to take it all on board.
I know of Dominic Stevens and I think I'll look further in to his approach too, as it seems it could be turned to several different styles of building.
The barnhaus project is new to me and very interesting.

If anyone knows of timber frame companies or similar that have worked with straw bale, I'd be grateful if they messaged their name on.
The ModCell approach seems very interesting but I don't know of any doing it here, pointers if anyone does would be appreciated.

I have been tempted by the log cabin approach, even with planning, the long term quality of what's available on the market here is a concern. And any that are up to a high standard seem to be very costly. If anyone knows of good quality companies, please message them on.

Look in your box for my PM on timber-frame/straw-bale.

air

I've got a friend who built straw bale and I wouldn't be a big fan to be honest. Apart from the sustainability side it's very labour intensive to plaster and the walls are hugely thick obviously. It's certainly not a cheap method of construction unless you have limitless free labour available.