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Jillkendall
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# Posted: 11 May 2014 12:02pm
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My boyfriend and I have been thinking about buying some land and building a small cabin on it. Thinking, as in it's definitely going to happen, but we are only just in the "looking for land and doing research on cabin building" phase. So here's our dilemma: either cram ourselves in and keep it under 120 sqft (10x12 ground level with a loft that we would keep a secret) and not have to deal with a building permit, contractors, etc. (aka keep costs low), or be a bit more comfortable in something like 14x20. Our #1 priority is to keep costs as low as possible, #2 to do all of the work between the two of us and a couple of friends.
So my question is this: how much does one generally spend on permit, contractors, everything included with that route?
I have it in my head- without having done any actual pricing- that we can make the cabin happen with under 5k. That is also my hope, though I'm not sure what to expect yet. Thank you for the help!
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CabinBuilder
Admin
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# Posted: 11 May 2014 12:40pm
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It's a perpetual subject.
Bottom line: all varies depending on your local jurisdiction - some places are reasonable, some want up to tens of $K just for the paperwork. You need to inquire locally.
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OwenChristensen
Member
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# Posted: 11 May 2014 12:44pm
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It all depends on where you build, how much land, who you are around. Many rural townships and counties in Northern MN don't have building permits just land use permits. Same thing to us, but they don't inspect, just require some standards and $175. That can allow you to build, in some cases up to 1,300 sq. ft.
I charge about 1/2 the total price to build and the other half is materials. For $5,000 that can get you a 12x20 shell.
I hope this helps, but it's different around the country.
Owen
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bldginsp
Member
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# Posted: 11 May 2014 01:29pm
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Since you do not yet have land, I suggest you go into the Building/Planning Dept. in the county/township/province where you plan to buy and tell them what you want to do, ask what the requirements are. Planning requirements (zoning laws) and attitudes toward them vary a great deal in different jurisdictions. There may be special rules for temporary use recreational cabins, there may not. Don't assume that if you keep it below 120 sq ft that you can do what you want and it's legal. The 120 sq ft exemption in the building codes is for accessory storage buildings, not for habitable space. More important than the building code exemption is the planning/zoning rules and how strictly they are enforced. In some places if you put in a septic system they'll pretty much let you do what you want, based on the idea that at least you are safely disposing of sewage.
If you go into the Planning Dept. having already bought land, they will ask you what parcel it is, now you have just tipped them off, making it hard to run under the radar if you choose to try to do so. If you don't have land yet, but tell them you are looking and want to know the rules, you will get a more general response but you will get a good sense for what they feel they have to enforce given the 'will of the voters' in the area.
If you choose to work without a permit etc., remember that the violation does not go away and it is always a possibility that 5 years down the road they discover you, or a neighbor complains, and then you have a problem. Permits and the permit process can be a pain in the neck and cause you to spend a lot more money, but you will probably end up with a longer lasting building and you have the peace of mind that you can't be messed with.
Where I am the permit was cheap and the ordinances made it as easy as possible to put in a recreational cabin. But, I had to put in a septic and build a real building on a spread footing with minimal structural calcs etc, so it's costing me a lot more than your projected $5000. But I will end up with a comfortable building that is a real financial asset.
Lots to think about. Hopefully the local planners are sympathetic and willing to try to help you achieve your goals.
Good luck
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silverwaterlady
Member
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# Posted: 11 May 2014 02:48pm
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And now we get to the tax part. If you decide to build under the radar and don't pay property taxes on your cabin when you are found out you will need to pay back taxes. 
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Jillkendall
Member
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# Posted: 11 May 2014 03:27pm - Edited by: Jillkendall
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Thank you all so much for the advice and information! It helps a lot, I really appreciate it  I realize I may sound a little naive.. I totally am! But I'm looking forward to the challenge (and the rewards that come with!)
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bldginsp
Member
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# Posted: 11 May 2014 04:40pm
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It pays to do your research, for sure.
Another good way to tell which way the wind is blowing where you are is to talk to local builders or architects if possible. They'll give you a good picture of how the local gubmint is to deal with.
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Don_P
Member
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# Posted: 11 May 2014 08:55pm
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Accessory is indeed intended to be a non habitable structure.
From a tight read, accessory is accessory to a primary residential structure, in other words the primary structure has to come first. Our jurisdiction now reads the most restrictive definitions in all things, adjoining jurisdictions are more lax to varying degrees.
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turkeyhunter
Member
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# Posted: 11 May 2014 11:52pm
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Quoting: silverwaterlady And now we get to the tax part. If you decide to build under the radar and don't pay property taxes on your cabin when you are found out you will need to pay back taxes.
the tax man...found my old hunting camp....15 to 18 years after it was built, they simply measured it and put in on the tax digest...no back taxes...never even discussed it. Most of those tax offices change personal very frequent, so its very easy for camps/cabins to slip through the crack. Now a nosey neighbor could report ya,,and get the building inspector on ya.
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boog
Member
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# Posted: 22 May 2014 11:50am
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Hi everyone. I have been told by local council member that we don't need a permit for a building under 10 square metres. What i wanted to know is......
1. when they talk 10 square metres. Does it mean just floor area/under roof area? the reason i ask is if i make the building taller i can have loft bedding above which will save space below. maybe i could go 2 story?or would that be classed as 20square metres?
2. I have 130 acres and i would like to put about 10 cabins scattered across the place. All on solar and off grid of course. Does anyone have any info or knowledge regarding possibilities of this being done? multiple dwellings is a different thing altogether i know but maybe a camping approval might get the job done?
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bldginsp
Member
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# Posted: 22 May 2014 01:30pm
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Blog- I bet you would be required to have a large septic system, or many small ones, if you wanted to have 10 cabins.
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MtnDon
Member
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# Posted: 22 May 2014 02:15pm
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The usual method is to measure the exterior dimensions of the walls, per level. 2 story = 2x. Local interpretations may vary.
If the up to cabin plan involves rental/lease in ant way you will likely have a whole set of other rules to deal with.
Many times that sq footage figure is for accessory buildings w/o a permit; not a habitable building. I recommend talking to the zoning and planning department and building permit department, someone who is involved with that sort of thing on a day to day work basis as they should know all the details.
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soundandfurycabin
Member
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# Posted: 23 May 2014 02:15am - Edited by: soundandfurycabin
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Canadian building codes typically exempt accessory buildings less than 10 m2 in "building area", where building area is defined as "the greatest horizontal area of a building above grade within the outside surface of exterior walls". So, they don't add up the floors but they do take the measurement where the area is greatest. And yes, that does mean you can go 2 storeys, subject to any height limits in the zoning bylaws. Local jurisdictions might modify the rules though, so you should go in and ask for a copy of their building bylaw.
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