7 Secrets to Owning Your Own Private Island

fun article from coastalliving.com







They're not as expensive as you think, plus more surprising truths about the ultimate coastal fantasy.

Sure, a large and sandy tropical island will seriously set you back (the undeveloped Caribbean isle pictured here is listed at $5.5 million), but some small, rocky islands—like the 1-acre Wohoa Bay in Maine, 30 miles east of Acadia National Park—can go for as little as $40,000.

But be prepared to pay up front.

Banks generally won’t grant loans for the purchase of private islands, because without comparable properties on the market nearby, it’s almost impossible to establish a clear-cut monetary value, explains Chris Krolow, CEO of Private Islands Inc., the largest marketplace for international private island listings and sales.

Existing dwellings rarely affect the price.

A house that might go for $1.5 million elsewhere does not add the same amount to an island’s listing price. If anything, particularly quirky houses can sometimes pull down the final purchase price, says Krolow, because new owners might have different needs for the property.

The hottest spot to buy an island right now is …

the Bahamas or Belize. Both countries are relatively easy to get to from the United States and have the tropical feel that many potential island owners are after. There’s a lot of interest in purchasing Greek islands, but logistical difficulties and bureaucracy usually slow down the process and make people look elsewhere.

Island owners still have to answer to nature.

Owning an island means being responsible for the area’s ecosystem. Anything an owner does—say, getting rid of snakes—could have unintended consequences, such as creating a rodent problem. Krolow advises looking to local regulations on the nearest mainland for guidance.

Tech advances have made island life more accessible than ever.

Krolow notes that new yachting technology is opening up possibilities for private islands. For example, small water desalination units made for yachts are easy to transport and capable of cleaning enough water for single-occupancy residential islands.

The trick to easy maintenance year-round is ... renting out your island.

Even some of the wealthiest owners rent their islands to guests, employing full-time staffs. Doing so ensures that the island is ever-ready for visitors, and that owners won’t be greeted by surprises when it’s their own off-the-grid time. Multibillionaire Richard Branson rents out his property Necker Island, pictured above, starting at $78,000 per night.

2 fun websites to peruse islands for sale:

Islands for Sale Website 1

Islands for Sale Website 2

The One Room That'll Make Buyers Bail, Even If They Love the House

interesting article from realtor.com

The One Room That'll Make Buyers Bail, Even If They Love the House

In my yearlong house hunt, I've toured countless homes, and that first visit is a lot like a first date. It can be going great, right up until you spot your personal deal killer—like a pack of cigarettes in her purse, or white socks with sandals. Check, please!

Same thing happens when shopping for a house: The tour could be going swimmingly until you turn a corner and bam, you see that room that brings the possibility of living there to a grinding halt.

So what is this ominous, deal-killing room? It turns out there are more than one. Peruse the list below for the common offenders—not just my own, but ones that real estate agents have noted make buyers cringe en masse. Hey, it's better to know than not so you can make some changes, right?

The empty room

"Empty rooms can kill a home sale, especially if the other rooms are furnished," says real estate analyst Allison Bethell of New York–based FitSmallBusiness.com.

A room devoid of furniture leaves the buyer wondering what the space can be used for. And any of the room's imperfections will also stand out. If you have an empty room, stage it as an office, extra sitting area, or guest bedroom.

The dark room

One of the biggest turnoffs for a buyer? "A dark room," says Desare Kohn-Laski, broker and owner of Skye Louis Realty in Coconut Creek, FL.

The reason is simple: No one wants to walk into a home and feel like they’re trapped in a dungeon. Even if the rest of the house is flooded with light, one dark room can make a whole house seem dark.

For starters, open all the curtains and blinds before showing a home. If the room doesn't have much light, paint the walls a light color and add a mirror to make it appear larger. Updating the lighting also goes a long way in adding to the brightness of a room.

"Finally, put a plant in the room, because plants need light and buyers often realize this, even subconsciously," says Bethell.

The icky bathroom

A big offender in this category: carpeted bathrooms.

"Just gross," says Janine Acquafredda, associate broker at House-N-Key Realty in New York.

Not only will many home buyers refuse to enter a carpeted bathroom, but "after seeing one, they lose focus on the rest of the house," says Acquafredda. Note to sellers—replace bathroom carpeting with tile!

Another major turnoff? A tub that's seen one too many baths.

"No matter if the home is large or small, expensive or affordable, every woman walks straight into the bathroom and looks at the bathtub," says Kristina McCann of San Fransisco's Alain Pinel Realtors. She advises clients across all price points to refinish a tub if necessary. "Or else someone could think they need to do a complete bathroom remodel."

The cluttered playroom

Think the kids' playroom gets a pass? Hardly.

"If a playroom looks like a cluttered mess, buyers get the impression that the current residents aren’t clean," says Kohn-Laski. Home sellers should make it look immaculate. That includes erasing crayon and marker drawings as well as fingerprints on doors, windows, and walls.


The run-down kitchen

The state of your kitchen—the epicenter of most homes—can be a big-time deal breaker.

"Buyers will think twice if it's too small, has outdated features and appliances, or looks run-down," says Sarah Pickens with Re/Max Advantage Plus in Blaine, MN.

The problem starts when buyers start calculating how much a remodel is going to cost, she says. A quick fix with a lot of visual bang—that won't break the bank—is to swap outdated appliances with newer ones found on priced-to-move sites such as Craigslist.

The stuffy formal living room

Rooms that serve no purpose or do not fit the needs of the homeowners definitely can hurt house sales, says Elizabeth Dodson, co-founder of HomeZada.com. For example, the formal living room of yore was once valued in a home; however, this room serves little purpose today and is more a room to look at than use.

"Instead, transform a living room into a home office, game room, or movie room," says Dodson.

The creepy basement

Spine-chilling cellars can definitely turn buyers away from a property, says Pickens. She was recently touring a house with one of her buyers and came across an empty all-cement room with zero windows.

"The buyer was so creeped out that we left the property," says Pickens. "And he said he would never purchase the house because of that one room.”

Decreep your basement by finding a use for potentially scary windowless rooms (e.g., filling what was likely a canning room with charming Mason jars).

The cluttered closet

I know, a closet is not a room. But lack of storage space is a big deal killer.

Teri Connors, associate broker at Coldwell Banker M&D Good Life in Patchogue, NY, and author of “Sell Your House ... Successfully” was touring a pricey home with her buyers when they opened the coat closet and an avalanche of clothes spilled into the hallway.

"The buyers had one thought: There’s not enough storage space in this home," says Conners, who recommends removing at least two-thirds of the clothes in the closets to give the illusion that there's plenty of space.

This Bidding War Was Won With a Music Video

from youtube and realtor.com...creative story...

Link to Music Video

Natan and Elizabeth Kuchar recently submitted an offer on a home in Berkeley, Calif., but they knew their chances were slim when they were outbid by another buyer by thousands of dollars for a 1929 three-bedroom home. So to make their offer stand out, they included a video of Natan serenading the seller with the song “Our House.”

The Kuchars, who are both teachers, were living down the street in a rental home with their three children when they learned the three-bedroom home was for sale. They wanted to stay in the neighborhood, so they jumped at the chance to purchase it.

But another offer on the home was $20,000 more than what the Kuchars had offered, the couple’s agent Maya Karpinski, who works with Redfin, told them.

“We couldn’t go over; we couldn’t push our number anymore,” says Natan. “So we felt a little deflated.”

Natan, a music teacher who publishes videos for kids on YouTube under the name Mr. Palindrome, decided to turn to music.

“I went to my piano and turned on my camera and decided I was going to record this message [for the sellers], and in essence it was me saying, I don’t have the words to describe how much we want this house to be our home, so instead I’m going to sing to you this Crosby, Stills, Nash & Young song, ‘Our House,’ and that was it,” Natan says.

The sellers are big music fans, which Natan knew. But unknowingly to him, the sellers had sung that very song to each other the first time they had lit the fireplace in the house. After seeing Natan's video, they instantly accepted the Kuchars’ offer, according to the Redfin real estate blog, which recently spotlighted the Kuchers’ buying experience.

“My wife and I were just shocked and honestly confused,” Natan says. “We certainly weren’t the highest bidder, so it was very heartwarming to know that some sellers in Berkeley are looking for more than the highest offer. … I can’t tell you how grateful and excited we feel to be living here.”

The sellers said they were “moved” by Natan’s music video. “Seeing that made us realize that they were definitely real people who had told us the truth,” the seller, Kathy, said about the video. “When they said they couldn’t go any higher, it wasn’t a negotiating tactic. They really love our house.”

Learn Why Buyers Pay Over List Price for a Home

good article to consider in this local Colorado market with seller's market conditions...

Learn Why Buyers Pay Over List Price for a Home

from thebalance.com

For many buyers, paying over list price for a home goes against the grain. It goes against everything they have ever known about real estate, which is to say they think you're supposed to negotiate. How can a buyer negotiate if the seller wants more money way over the asking price? How high do you go?

The problem is competition. You've got more buyers than there are homes to buy in a seller's market.

In real estate lingo, it's known as limited or falling inventory. Whenever you have a big
demand for a product in small supply, the price for that product goes up. In a multiple-offer situation, the final price often exceeds the list price.

Using an Escalation Clause to Pay Over List Price

In highly competitive markets, some buyers try to get creative because they are desperate to buy a home. They might employ an escalation clause in their purchase offer. An escalation clause works like this. I want to buy your home, and you are asking $200,000. I would write an offer that says I will pay X amount, let's say $1,000 more than your highest competing offer up to X amount, say, $220,000.

There are buyers who think this is a very clever strategy but few real estate agents agree. I do not use escalation clauses in my real estate practice. Here are a few of the
problems:

•For starters, you don't really know if there is another higher offer.

•Second, you might pay a lot more than you would pay in a normal negotiation process.
•And third, there is no solid sales price named, and lawyers say it could make the contract invalid.

Bidding Against Yourself to Pay Over List Price

In certain circumstances, a seller might ask buyers to go into round two of negotiations.

Say, 10 buyers have made an offer to buy a home. If the seller cannot decide between the offers, or if the offers are similar to each other, the seller might elect to ask each of the buyers to submit their highest and best price for the property.

This is known as bidding against yourself. Because you are asked to increase your offer without knowing how much the other offers are or even if your offer is already the highest offer. Another way to look at this practice is the fact you are given a second chance to change your offer price. Maybe you were the second offer, thinking there would be only two offers. If you had known that there would be 10 offers, you might have offered more in the first place.

The Problem With Paying Over List Price for a Home

On the plus side, if you pay over list price for a home, you might buy a home. Whereas, not paying over list price for a home in a multiple offer situation would mean you are not buying a home at all. However, you run the risk that the home might not appraise. If you are relying on financing to close the transaction, you will need to obtain an appraisal for the bank.

Appraisals are simply a matter of professional opinion and professionals can differ from each other in opinions.

The appraisal will be based on comparable sales. If there are no comparable sales to support your offer price, the home will not appraise. This means you will most likely be asked to pay the difference or to cancel the transaction.

Smart sellers do not accept an offer from a buyer that is too high to appraise. Not unless the buyer has given the seller assurance that the buyer will absorb the difference and close, regardless of appraisal. Bear in mind that a buyer who says the appraisal is waived might be relying on other contingencies by which the buyer could cancel. An appraisal contingency waiver is not always a guarantee that the buyer will close.

High-Resale Value Projects You Can Tackle In a Weekend

from rismedia.com

High-Resale Value Projects You Can Tackle In a Weekend

“There’s no place like home,” as the old saying goes. That’s especially true when it comes to an investment.

You live in and love your home, but there might come a time when you have to leave it. And when that time comes, you’ll want to get as much money as you can for your property so you can move onward — and upward.

In order to increase your abode’s value, you might think you have to put in a ton of time, effort and money, but that’s not entirely true. Instead, you can take on weekend projects over time to spruce the place up so when it’s time to sell, you have a completely updated property that’ll end up selling itself.

Ready to get to work? Roll up your sleeves and start on one of the following five weekend projects.

1. Repaint Your Kitchen Cabinets

When it comes to smart investment in your home, the kitchen is one of the best places to start. Buyers expect kitchens to be updated. Stone countertops, stainless appliances and sleek flooring all make a space feel modern. Obviously, these changes require a lot of money and, sometimes, a lot of time. That’s why you can tackle it in bits and start first with your cabinets.

Old wooden cabinets with equally dated hardware — think oak doors with shiny brass handles — don’t require a complete gut job. Instead, spend a weekend repainting them a more neutral hue. Finish the project off with new metallic knobs and pulls to complete the modernized look.

2. Make the Eye Go up With Crown Molding

Most homes have roughly the same ceiling heights, but there’s a little trick to make yours look bigger — crown molding. Yes, that white line at the top of your painted walls will draw eyes upward, making the room appear airier than it may very well be.

The project is easy enough to complete, too. You might not be able to install molding throughout your entire home over a single weekend, but you can certainly tackle the project on a room-by-room basis. Again, start with the spaces likely to draw in the most moolah:
•Kitchens
•Bathrooms
•Living spaces
•Master bedrooms

These tend to be the make-or-break rooms when it comes to a big purchase. Crown molding adds a bit of detail, a feeling of luxury that’ll certainly add to the bottom line.

3. Boost Curb Appeal — and Backyard Bonuses

No one will come in your home unless the first impression is stunning. Another DIY project should be a landscape overhaul of your front yard. It can be something as simple as adding a path of pavers to your front yard or sprucing up your flowerbeds with colorful blooms. All of this will catch the eye of potential buyers — and fatten up the bottom line of the offers they make.

Another easy fix — your garage door. If it’s street-facing, it’s another area for prospective buyers to look at, and it has a great return on investment.

You don’t have to stop with the front of your home. Especially if you live in a climate that permits lots of outdoor activity, you’ll want a backyard to match. Some may require you rent or buy tools for landscaping and other applications, but imagine the payoff with, for example, the beauty of a functioning fire pit in your backyard. Not only will you be able to enjoy it while you’re still living in your home, but potential buyers will easily be able to envision themselves sitting around a fire.

4. Beautify the Bathrooms

Bathrooms have a big effect on buyers. They expect clean, modern updates, just like in the kitchen. Overhauling your powder room is an easy weekend task that might require small swaps, such as a new modern light fixture over the vanity or a new vanity altogether.

Your full bathrooms will require a bit more attention if you want them to be up to snuff. Again, look in the familiar places:
•Lighting fixtures
•Cabinets
•Hardware
•Countertops
•Tile

You don’t have to shell out a ton of money to have someone else re-tile a wall or backsplash in your bathroom, either, if you have the patience to demo and tile the space yourself.

5. Out With the Really Old

Some accents once considered fresh and fashionable now give your home a dated appearance. You probably already know what in your home screams 70s, 80s or 90s. Whatever it is should go in due course.

The list of outdated design elements is truly endless, but some of the biggest offenders are old-school wallpaper, the floor-to-ceiling wood paneling that may or not be actual wood, and, of course, popcorn ceilings. By removing these three offenders alone — a popcorn ceiling doesn’t take much effort — your home will snap right back into 2017.

Once people start envisioning themselves living in your home, you won’t have to envision offers pouring in — they’ll start coming thanks to your hard work. You go, weekend warrior.

12 Agrihoods Taking Farm-to-Table Living Mainstream

Fun new neighborhood styles....

from charterforcompassion.org



Ever wish you could live at your CSA? Or move to a neighborhood where everyone is as excited about fresh, healthy food as you are?

All over the United States people are embracing local food production in an exciting new way. Called 'agrihoods,' this new type of neighborhood serves up farm-to-table living in a cooperative environment. Instead of being built around a pool or tennis court, these housing developments are centered around a farm, often using the sweat-equity of residents to create a sustainable food system for the entire community.

Of course, community gardens, urban agriculture, and cohousing communities are nothing new. But as the rapidly growing crop of agrihoods demonstrates, families are eager to reimagine these collaborative efforts in a new setting--often at the same or lower prices than a traditional suburban neighborhood.

Although the term is freshly minted, agrihoods are already popping up all over the United States. We've rounded up a dozen established or planned communities so you can learn more about how this trend encourages sharing, collaboration, and a healthier, more environmentally-friendly diet.

1. Agritopia

Located well inside the Phoenix metro area, Agritopia features 450 residential lots along with commercial, agricultural, and open space tracts. All are specifically designed to reduce physical, social and economic barriers to relationships between neighbors. The central feature is a working farm complete with lambs, chickens, a citrus grove and rows of heirloom vegetables. "By encouraging sharing, making homes more maintenance free, having easy pedestrian access to most of a resident’s needs, and making an adaptable community, our lives can be simplified giving us more time to enjoy friends and family," explain the residents.

2. Serenbe Commnity

Serenbe is a 1,000 acre community located under 30 minutes from Atlanta’s Hartsfield-Jackson
International Airport. The develpment's four omega-shaped hamlets are carefully fitted into the natural landscape forming an interface between green, wetland and watershed areas of the site and the surrounding sloping hills. Central to all is Serenbe Farms, a 25-acre working, organic farm and CSA which provides organic produce for Serenbe's three on-site restaurants as well as other businesses throughout Atlanta and The Chattahoochee Hill Country.

3. Prairie Crossing

Located in Grayslake, Illinois, this agrihood was designed to combine the preservation of open land, easy commuting by rail, and responsible development practices. In addition to shops, a charter school that emphasizes environmental education and global citizenship, and stables, Prairie Crossing is known for its 100-acre working organic farm which is working to launch the next generation of farmers to grow organic food for the Chicago region.

4. South Village

This community was designed to combine two of Vermont’s most cherished traditions: open space and village living. The agrihood features paths for cycling and cross-country skiing, community gardens, and a 4-acre organic farm that plays a vital role in connecting South Village residents to local food production via a cooperative CSA. Unlike many of the farms we've mentioned, The Farm at South Village boasts a one-acre, 528-panel photovoltaic solar array that produces150kW of carbon-free electricity for the South Village community, the Farm, and the City of South Burlington itself.

5. Hidden Springs

This community in Boise, Idaho, was created around an agricultural heritage and with a small town feel. Created on the site of a 135 year-old farmstead, Hidden Springs offers access to 800 acres of open space. In addition to the Dry Creek Mercantile and restaurant, schools, fire department, and salt water swimming pool, the development centers around an organic farm that produces vegetables and herbs for CSA members and customers of the Mercantile.

6. Willowsford

Located in the heart of Loudoun County, Virginia, Willowsford spans over 4,000 acres and is comprised of four distinctive yet interconnected "villages." More than half of this land is designated to remain as open space under the stewardship of the non-profit Willowsford Conservancy. Out of the other half, 300 acres is used to cultivate more than 150 varieties of vegetables, herbs, fruit, flowers and raise several breeds of livestock--many of which are distributed to the community through the CSA program and Farm Stand.

7. Kukui'ula

It doesn't take long to see that Kukui'ula is a bit more upscale than most of the agrihoods we've listed so far. But the same principles of community and sustainable agriculture guide daily life in this Hawaiian paradise. Tucked in a valley beside a 20-acre lake, the Upcountry Farm allows members to plunge their hands into the stunning red earth, cultivating bananas, papaya, chard, citrus, herbs, pineapple, arugula and breadfruit for the community to eat.

8. Bucking Horse

No where are citizens more hungry for the supportive ties of community than my own home state of Colorado. That's why local developer Bellisimo, Inc. is planning something new for its next project in the popular foothills town of Fort Collins. Built around the principles of community, environment, education, health and economics, the Bucking Horse project will strive to create new standards for a healthier lifestyle. The 160 acre agrihood will feature a trail system, healthy retailers (think bike shop and yoga studio), community gardens, and a farm-to-fork restaurant that will serve up produce and other edibles grown on site.

9. Skokomish Farms

Skokomish Farms is an environmental community built on a former hay farm in the Puget Sound area of Washington state. The community consists of 18 parcels, each of which is divided into a 5 acre homesite with the remaining 35 acres cultivated under a perpetual conservation farm easement. Agricultural activities are managed by a democratically elected farm manager. "You'll enjoy abundant healthy organic and natural produce year-round. We plan to cross-pasture grass-fed livestock, and to raise field crops. In the winter some crops will be grown in greenhouses," explains the website.

10. Harvest

Harvest is an 1,150-acre master-planned, mixed-use development in Northlake, Texas that will eventually be home to approximately 3,200 energy-efficient, single-family houses. At its heart is Tassione Farms, a community garden and orchard where residents will learn how to grow fresh, organic produce and embrace a farm-to-table lifestyle.

11. Sendero

This is just one of three unique villages that will eventually make up the 6,000 Rancho Mission Viejo development in San Juan Capistrano, California. Located on 17,000 acres of permanent open space, Sendero residents can choose from a mix of house styles and neighborhoods that wrap around paths, parks, gardens and the Ranch House – the social hub of the village. Down the road, Sendero Farm and the Ranch Marketplace provide easy access to organic vegetables, herbs and flowers grown right on site--including citrus and avocados.

12. Prairie Commons

Specifically designed with the senior citizen in mind, Prarie Commons will be a pedestrian-friendly development built around a 15-acre lake in Olathe, Kansas. On-site, Tibbet's Farm will transform the existing single-crop operation into a certified organic farm that produces a variety of fruits, vegetables and small-scale livestock. In addition to the farm, a series of community gardens, a farmers' market, cooking school, restaurants and a small grocery market will "reintroduce the heritage of fresh food into a contemporary development."

Bermed Earth Homes

considerations for Bermed Earth Homes from energy.gov

Efficient Earth-Sheltered Homes

If you are looking for a home with energy-efficient features that will provide a comfortable, tranquil, weather-resistant dwelling, an earth-sheltered house could be right for you.

There are two basic types of earth-sheltered house designs—underground and bermed.

Underground Earth-Sheltered Homes

When an entire earth-sheltered house is built below grade or completely underground, it's called an underground structure. An atrium or courtyard design can accommodate an underground house and still provide an open feeling. Such a house is built completely below ground on a flat site, and the major living spaces surround a central outdoor courtyard. The windows and glass doors that are on the exposed walls facing the atrium provide light, solar heat, outside views, and access via a stairway from the ground level.

The atrium design is hardly visible from ground level, creates a private outdoor space, and provides good protection from winter winds. This design is ideal for building sites without scenic exterior views, in dense developments, and on sites in noisy areas. Passive solar gain—heat obtained through windows—is likely to be limited because of the position of the home’s windows, and courtyard drainage and snow removal should be carefully thought through during design.

Bermed Earth-Sheltered Homes

A bermed house may be built above grade or partially below grade, with earth covering one or more walls. An “elevational” bermed design exposes one elevation or face of the house and covers the other sides—and sometimes the roof—with earth to protect and insulate the house.

The exposed front of the house, usually facing south, allows the sun to light and heat the interior. The floor plan is arranged so common areas and bedrooms share light and heat from the southern exposure. This can be the least expensive and simplest way to build an earth-sheltered structure. Strategically placed skylights can ensure adequate ventilation and daylight in the northern portions of the house.

In a penetrational bermed design, earth covers the entire house, except where there are windows and doors. The house is usually built at ground level, and earth is built up (or bermed) around and on top of it. This design allows cross-ventilation and access to natural light from more than one side of the house.

Advantages & Disadvantages

Like any home design, earth-sheltered houses have advantages and disadvantages.

On the plus side, an earth-sheltered home is less susceptible to the impact of extreme outdoor air temperatures than a conventional house. Earth-sheltered houses also require less outside maintenance, and the earth surrounding the house provides soundproofing. In addition, plans for most earth-sheltered houses "blend" the building into the landscape more harmoniously than a conventional home. Finally, earth-sheltered houses can cost less to insure because they offer extra protection against high winds, hailstorms, and natural disasters such as tornados and hurricanes.

The principal downsides to earth-sheltered houses are the initial cost of construction, which can be up to 20% more than a conventional house, and the increased level of care required to avoid moisture problems, both during construction and over the life of the house. It can also take more diligence to resell an earth-sheltered home, and buyers may have more hurdles to clear in the mortgage application process.

Site-Specific Factors for Earth-Sheltered Home Design

Efficient Earth-Sheltered Homes

Before deciding to design and build an earth-sheltered house, you’ll need to consider your building site's climate, topography, soil, and groundwater level.

Climate

Studies show that earth-sheltered houses are more cost-effective in climates that have significant temperature extremes and low humidity, such as the Rocky Mountains and northern Great Plains. Earth temperatures vary much less than air temperatures in these areas, which means the earth can absorb extra heat from the house in hot weather or insulate the house to maintain warmth in cold weather.

Topography and Microclimate

The site's topography and microclimate determine how easily the building can be surrounded with earth. A modest slope requires more excavation than a steep one, and a flat site is the most demanding, needing extensive excavation. A south-facing slope in a region with moderate to long winters is ideal for an earth-sheltered building. South-facing windows can let in sunlight for direct heating, while the rest of the house is set back into the slope. In regions with mild winters and hot summers, a north-facing slope might be ideal. Careful planning by a designer familiar with earth sheltering can take full advantage of the conditions on your particular site.

Soil

The type of soil at your site is another critical consideration. Granular soils such as sand and gravel are best for earth sheltering. These soils compact well for bearing the weight of the construction materials and are very permeable, allowing water to drain quickly. The poorest soils are cohesive, like clay, which may expand when wet and has poor permeability.

Professional soil tests can determine the load-bearing capability of soils at your site. Soil radon levels are another factor to consider, because high concentrations of radon can be hazardous. There are, however, methods for reducing radon buildup in both conventional and earth-sheltered dwellings.

Groundwater Level

The groundwater level at your building site is also important. Natural drainage away from the building is the best way to avoid water pressure against underground walls, but installed drainage systems can be used to draw water away from the structure.

Construction Materials and Considerations for Earth-Sheltered Homes

The construction materials for each earth-sheltered structure will vary depending on characteristics of the site and the type of design. Materials must, however, provide a good surface for waterproofing and insulation to withstand the pressure and moisture of the surrounding ground.

Concrete is the most common choice for constructing earth-sheltered buildings, because it strong, durable, and fire resistant. Concrete masonry units (also called concrete blocks) reinforced with steel bars placed in the core of the masonry can also be used, and generally cost less than cast-in-place concrete.

Wood can be used in earth-sheltered construction for both interior and light structural work. Steel can used for beams, bar joists, columns, and concrete reinforcement, but must be protected against corrosion if it is exposed to the elements or to groundwater. It is also expensive, so it must be used efficiently to be economical as a structural material.

Other Construction Considerations

Waterproofing

Waterproofing can be a challenge in earth-sheltered construction. Keep in mind these three ways to reduce the risk of water damage in your house: choose the site carefully, plan the drainage both at and below the surface of the house, and waterproof your house.

Waterproofing systems to consider include:
•Rubberized asphalt combines a small amount of synthetic rubber with asphalt and is coated with a polyethylene layer to form sheets. It can be applied directly to walls and roofs and has a long life expectancy.
•Plastic and vulcanized sheets are among the most common types of underground waterproofing. Plastic sheets include high-density polyethylene, chlorinated polyethylene, polyvinyl chloride, and chlorosulfonated polyethylene. Suitable vulcanized membranes or synthetic rubbers include isobutylene isoprene, ethylene propylene diene monomer, polychloroprene (neoprene), and polyisobutylene. For all these materials, the seams must be sealed properly to guard against leaks.
•Liquid polyurethanes are often used in places where it is awkward to apply a membrane, and are sometimes used as a coating over insulation on underground structures. Note that weather conditions must be dry and relatively warm during their application.
•Bentonite is a natural clay formed into panels that are nailed to walls or applied as a liquid spray. When the bentonite comes in contact with moisture, it expands and seals out moisture.

Humidity

Humidity levels may increase in earth-sheltered houses during the summer, which can cause condensation on the interior walls. Installing insulation on the outside of the walls will prevent the walls from cooling down to earth temperature, but can also reduce the summer cooling effect of the walls. Careful planning by a designer familiar with earth-sheltered home design can keep humidity from becoming a problem.

Insulation

Although insulation in an underground building does not need to be as thick as that in a conventional house, it is necessary to make an earthen house comfortable. Insulation is usually placed on the exterior of the house after applying the waterproofing material, so the heat generated, collected, and absorbed within the earth-sheltered envelope is retained inside the building's interior. If insulating outside the wall, a protective layer of board should be added to keep the insulation from contacting the earth.

Air Exchange/Air Quality

Adequate ventilation must be carefully planned in an earth-sheltered house. Combustion appliances should be sealed combustion units that have a direct source of outside air for combustion and vent combustion gases directly to the outside. In addition, avoiding indoor pollutants such as formaldehyde from foam insulation, plywood, and some fabrics can help keep indoor air healthy. An energy recovery ventilator, which exchanges heat in the outgoing exhaust air with incoming fresh air, minimizes heat loss while ensuring good indoor air quality and is a useful addition to any energy-efficient home.