Home construction methods in Pacific NW? (Portland, Salem: real estate, construction loan, houses)

[Eric G.]

So my wife and I are still trying to figure out if we want to end up in Oregon, or Washington. I'm designing a house, and want to act as contractor and subcontract the work, doing some of the labor myself.

I'm still considering different construction techniques, and could go with stick and frame if I had no other choice, but would rather do something that's more efficient and better insulated. Straw bale is a bad idea in the Pacific NW because of the high humidity, but Earth berm is one possibility. I'm also pretty sure I'd want to do an extensive green roof.

So one of the things I'm wondering is whether one state or the other is more "conducive" to alternative building techniques.

Other things I need to learn more about is what kind of difficulties I'll run into as far as construction loans and permits when using some of these more untraditional techniques. I've got a few books on order that cover some of these topics, but if anybody has been through this already, I'd be interested to hear your thoughts.

Thanks
(crossposted to Washington forum)

[Silverfall]

Originally Posted by Eric G.

So my wife and I are still trying to figure out if we want to end up in Oregon, or Washington. I'm designing a house, and want to act as contractor and subcontract the work, doing some of the labor myself.

I'm still considering different construction techniques, and could go with stick and frame if I had no other choice, but would rather do something that's more efficient and better insulated. Straw bale is a bad idea in the Pacific NW because of the high humidity, but Earth berm is one possibility. I'm also pretty sure I'd want to do an extensive green roof.

So one of the things I'm wondering is whether one state or the other is more "conducive" to alternative building techniques.

Other things I need to learn more about is what kind of difficulties I'll run into as far as construction loans and permits when using some of these more untraditional techniques. I've got a few books on order that cover some of these topics, but if anybody has been through this already, I'd be interested to hear your thoughts.

Thanks
(crossposted to Washington forum)

Oregon is pretty green friendly. The biggest issue you will have will be CC&R's. If you live in a subdivision with an architectural review committee or community rules, then you won't be able to. In Salem we have the Pringle Creek Community which is all green homes.Pringle Creek Community

[sofia76]

Washington is pretty green in terms of building - I'm studying sustainable building techniques and some of the biggest proponents and pioneers are Washingtonians. If you are interested in settling in the Seattle/surrounding area, definitely check with Built Green (builtgreen.net). Also definitely check with the Cascadia Region of the Green Building Council (cascadiagbc.org) - you could call either the Seattle or Portland office and ask.

[Eric G.]

Originally Posted by Silverfall

Oregon is pretty green friendly. The biggest issue you will have will be CC&R's. If you live in a subdivision with an architectural review committee or community rules, then you won't be able to. In Salem we have the Pringle Creek Community which is all green homes.Pringle Creek Community

Thanks...hopefully CC&R's won't be an issue, because we're not looking for subdivisions, we're looking for way-out-in-the -sticks.

[Eric G.]

Originally Posted by sofia76

Washington is pretty green in terms of building - I'm studying sustainable building techniques and some of the biggest proponents and pioneers are Washingtonians. If you are interested in settling in the Seattle/surrounding area, definitely check with Built Green (builtgreen.net). Also definitely check with the Cascadia Region of the Green Building Council (cascadiagbc.org) - you could call either the Seattle or Portland office and ask.

Thanks for the links. Seattle's too big for us, we'd probably want to be within 30 minutes of either Vancouver or Olympia. Leaning toward Vancouver for now.

But I'm sure there will be plenty of info for me at the sites you mentioned.

[Silverfall]

Originally Posted by Eric G.

Thanks...hopefully CC&R's won't be an issue, because we're not looking for subdivisions, we're looking for way-out-in-the -sticks.

Ah...then I would also look at what rebates the NW Energy Trust is offering. They have lots of rebates.

[Brenda-by-the-sea]

Originally Posted by Eric G.

Straw bale is a bad idea in the Pacific NW because of the high humidity,

Straw bale is a bad idea in climates without a prolonged dry season, but that really only pertains to the coastal strip west of the Coast Range. The rest of western WA and OR have a good 4-5 months of arid summer weather. Straw bale homes have been built in the Willamette Valley, but require wide overhangs. East of the Cascades they are no problem.

In the Rogue River Valley of southern Oregon, straw bale homes are quite popular due to the hot summer weather. There is an entire straw bale village in Jacksonville and some of the major straw bale consulting businesses are located in southern Oregon.

If you are looking at passive solar, you might be interested in looking into building with Faswall blocks (made in Philomath, I believe).

In terms of building officials, expect them to require an engineer's stamp for anything that's not prescriptive building techniques. The loan may be the most difficult aspect if you expect to DIY. Most banks will want to see a general contractor with a proven track record who's bonded and has a state-issued contractor's license #. You may find this particularly difficult at the moment because most banks are holding more real estate assets than they are comfortable with already. There's a huge surplus of housing in the country.

[Silverfall]

Originally Posted by Brenda-by-the-sea

The loan may be the most difficult aspect if you expect to DIY. Most banks will want to see a general contractor with a proven track record who's bonded and has a state-issued contractor's license #. You may find this particularly difficult at the moment because most banks are holding more real estate assets than they are comfortable with already. There's a huge surplus of housing in the country.

The OP probably won't be able to get a loan without a general contractor involved. If the OP needs a mortgage, then they will have to find a GC that is willing to let them take on some of the work themselves. Their best bet out here will be Washington Federal, or one of the other local banks. None of the biggies will touch this project.

[bluebird39]

You might look into "pre-fab" green building. Can't think of what it's "official green name" is. but basically houses built in a factory that are very green and energy efficient, then trucked to the site and put up. I think there may even be a few places in OR or WA that build them.

[whirnot]

We are actually in the same position. Currently my front runner for technique is Stick built but using OVE (optimum value engineering) Advanced framing. It removes about 30 percent of the Framing lumber without sacrificing Strength. Something to consider. It is allowed by International building code, and specifically Oregon Code.

Having said that, we are considering Earthberm, (watch for egress issues) and anything else that makes more sense.