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Tiny Homes – an Alternative to Conventional Housing the Nesthouse Tiny House, Linlithgow, UK Tiny Homes – An Alternative to Conventional Housing The NestHouse tiny house, Linlithgow, UK. Image credit: Jonathan Avery; Creative Commons 2 Tiny Homes – An Alternative to Conventional Housing Contents Acknowledgements 5 Executive summary 7 1 | Introduction 9 What is a tiny house? 9 Design, use and placement 16 Tiny homes and other housing typologies 18 2 | Tiny house users and demographics 21 Survey findings 22 User satisfaction 27 3 | Housing affordability 29 The economics of building small 30 4 | Opportunities 33 Quick to build 33 Go small, go green 33 Innovative technologies 37 5 | Challenges 39 Political 40 Financial 40 Cultural 42 Perception and impacts on quality of life 43 6 | Tiny homes, codes and standards 45 An overview: BC Building Code 48 CSA standards 49 Tiny house features and code compliance 53 Closing the gap 57 Creating a future for tiny homes 59 7 | Insurance, financing and warranty 61 Insurance 63 Financing 65 Home warranty insurance and manufactures warranties 66 Moving forward 68 8 | Case studies – Lessons learned 69 Case study no. 1: Bluegrass Meadows Micro Village | Regional District of Kitimat-Stikine, BC 71 Case study no. 2: North Okanagan Friendship Center Society | Vernon, BC 75 Case study no. 3: City of Grand Forks | Grand Forks, BC 79 Case study no. 4: Caravan–The Tiny House Hotel | Portland, OR 85 Case study no. 5: City of Fresno | Fresno, CA 89 Tiny Homes – An Alternative to Conventional Housing 3 Case study no. 6: Boneyard Studios | Washington, DC 95 Case study no. 7: Detroit Tiny Homes | Detroit, MI 101 Case study no. 8: Temporary and permanent tiny house communities for people experiencing homelessness and/or low-income populations in various communities across the USA 105 Community First! Village | Austin, TX 106 Othello Village | Seattle, WA 108 Quixote Village | Olympia, WA 111 Emerald Village | Eugene, OR 114 Dignity Village | Portland, OR 117 Beloved Community Village | Denver, CO 120 9 | Exploring BC city studies 123 City study no. 1: City of Prince George, BC 125 City study no. 2: City of Nanaimo and City of Victoria, BC 129 City study no. 3: District of Tofino, BC 135 City study no. 4: District of Squamish, BC 139 10 | Conclusions and recommendations 145 11 | References 147 Appendices 149 Appendix A: Tiny home user satisfaction survey 150 Appendix B: Proposed code change requests to the National Building Code 152 Appendix C: Tiny house builders’ survey 153 Appendix D: City of Grand Forks—A guide in tiny houses in Grand Forks 155 Appendix E: City of Grand Forks—Development and Temporary Use Permit 157 Appendix F: Quixote Village—Funders and budget breakdown 159 Appendix G: District of Squamish—Post-workshop comments and questions 160 Cover photos credits: (bottom right) Click Modular Homes 4 Tiny Homes – An Alternative to Conventional Housing Contents Acknowledgements We thank everyone who contributed to the research, writing and editing of this report. Research and writing team Anastasia Koutalianos Writer and Co-founder BC Tiny House Collective Christina Radvak Project Manager Light House Joanne Sawatzky Director of Green Building Services Light House Sarah Jones Project Coordinator Light House © 2021 BC Housing, all rights reserved BC Housing 1701- 4555 Kingsway Burnaby, British Columbia V5H 4V8 Canada Notice to Readers The greatest care has been taken to confirm the accuracy of the information contained herein. However, the authors, funder and publisher assume no liability for any damage, injury or expense that may be incurred or suffered as a result of the use of this publication including products, building techniques or practices. The views expressed herein do not necessarily represent those of any individual contributor or BC Housing. It is always advisable to seek specific information on the use of products in any application or detail from manufacturers or suppliers of the products and consultants with appropriate qualifications and experience. Tiny Homes – An Alternative to Conventional Housing 5 Content contributors Aaron Long, Executive Assistant and Fund Development, Laura Roddan, Planner, Qathet Regional District Low Income Housing Institute Lindsay Milburn, Senior Planner, Housing Policy, Amber Fogarty, President & Chief Goodness Officer, City of Victoria Mobile Loaves & Fishes Lisa Gustaveson, Planning and Development Specialist II, Art Rodgers, Senior Housing Planner, City of Seattle DC Office of Planning, Washington DC Mandy Stanker, Supervisor, Current Planning, Ben Garratt, Owner/Builder, Tiny Healthy Homes City of Prince George Brigitte Martins, Master of Architecture Program, Marco Giroux, Owner, Borealis Tiny Homes Carleton University Marian McCoy, Tiny House Advocates of Vancouver Island Caitlin Burke, Alternative Shelter Program Specialist, Mark Kohlen, Director of Sales, Honomobo Office of Community and Civic Life, City of Portland Matt Wickstrom, Senior City Planner, Cindy Moran, Research Officer Land Use Services Division, City of Portland Technical Research and Education, BC Housing Max Hobbs, Tiny House Builder, Hummingbird Micro Homes Cole Chandler, Co-founder, Colorado Village Collaborative Patricia Wilson, Executive Director, Dan Bryant, Executive Director, SquareOne Villages North Okanagan Friendship Center Society Daniel Fitzpatrick, Director of Government Relations and Peter Thicke, Planner, District of Tofino Advocacy, American Tiny House Association Respondents of the Financing, User Satisfaction and Dana Hawkins, Planner, District of Tofino (formerly) Tiny House Builders’ Survey David Silva, Director of Asset Strategies, Aboriginal Housing Reverend Faith Fowler, CEO, Cass Community Social Services Management Association Samantha Gambling, Co-founder, BC Tiny House Collective Engineering, Fire, Building, Operations and Planning staff at the District of Squamish Scott Bucking, Assistant Professor, Department of Civil and Environmental Engineering and the Azrieli School of Ian Wells, General Manager, Planning and Development, Architecture, Carleton University City of Prince George Seth Reidy, Owner/Builder, Nelson Tiny Homes Jarred Olsen, Planner II, City of Fresno Shannon Loeber, Sales Manager and Consultant, Jaycie Osterberg, Executive Director, Quixote Communities Hummingbird Micro Homes Karen Kehler, Tiny House Advocates of Vancouver Island Shari Laliberte, Faculty/Nursing, School of Health Sciences, Karin Kronstal, Social Planner, City of Nanaimo Vancouver Community College Katie Mays, Development Associate, JOIN Ted Allsopp, Owner, Hummingbird Micro Homes/Bluegrass (formerly Dignity Village) Meadow Micro Village Kerry Hamilton, Planner, District of Squamish Wendy Whelen, Planning Technician, City of Grand Forks Kol Peterson, Owner, Caravan–The Tiny House Hotel 6 Tiny Homes – An Alternative to Conventional Housing Acknowledgements Executive summary Over the last two decades, tiny homes have grown in popularity, but the form is not new. Small housing, in all its iterations, has been prominent in most urban environments: from the micro apartments of Asia, micro-suites of North America, to the small spaces of Europe and everywhere in between. And yet, in the late 1990s the world was drawn to builder Jay Shafer’s introduction (if not reintroduction) of the tiny house on wheels. Perhaps it was a nod to the foregone days of caravan travel trailers, or more importantly, an acknowledgment of a collective desire for a simpler way of life that was more accessible, affordable and sustainable than mainstream housing options. The media soon jumped on the trend and our screens are now full of programming on all things small: Tiny House Builders, Tiny House, Big Living and Tiny House Nation. We are invited into the minds of designers, builders and future homeowners—all seeking their own solutions for change, each with their own story to tell. Some wanting to live with less or to downsize their lifestyle; others wanting small in reaction to the unattainable housing market that continues to rise in cities across Canada. All the while, tiny houses still struggle to find a place in urban and rural landscapes. At present, most communities in British Columbia¹ do not allow anyone to live permanently in a tiny house on wheels. This raises these questions: Is the form viable? Is it affordable? And to whom does this lifestyle appeal? In 2018, BC Housing², Light House³ and the BC Tiny House Collective⁴ began exploring this topic more thoroughly in hopes that this research could advance knowledge, and pave a way forward for municipal governments, industry, future homeowners, and the public to better understand this form and the feasibility of tiny houses. A tiny house, as defined in this report, is a permanent ground-oriented dwelling that is detached, moveable and non-motorized, under 500 square feet and tailored to compact design. It is neither a mobile home nor a recreational vehicle (RV). It is a home intended for full-time living. Our research shows that in North America these houses are more similar to other viable, safe and code-compliant housing forms than first imagined. Equally, they offer practical and economical options for a number of unique demographics, including people who choose to live alone, those experiencing homelessness, and those seeking a minimalistic and/or transient lifestyle. Tiny houses are not only a millennial fad. In fact, survey findings in the US and Canada show they are most favoured by single women in their 50s.⁵ This report also shares the challenges of this form: code and standard compliance (structural, fire, plumbing, seismic),
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