I do believe that this is probably of greatest concern for us containerists (besides coming up with a cool home design!): passing building code inspections. I will try to help with some information you can use to better your odds of obtaining a building permit and passing code. Use this information at your own risk and discretion, I am not responsible for any failures or mishaps.
It’s obvious to anyone out there that an undamaged, unmodified shipping container vs. a house (in just about any situation) where sturdiness and rigidity are scrutinized, the container would win hands down. If forced to at gunpoint, I would rather shove mounds of padding into a shipping container and ride out a trip over the Niagra Falls than a traditional house–I would have a greater chance of making it. Yeah, I know, a silly scenario; but it’s to make a point about how incredibly strong a shipping container really is. So why wouldn’t it pass inspection if used for a home, right? The answer that would blanket most situations would be: because the use of shipping containers for homes is not a common thing and the inspectors generally do not know where to begin. A lot of inspectors are former contractors themselves, so they are very familiar with what the essentials are in public safety and compliance to the Uniform Building Code; but most aren’t familiar with what could compromise the structure of a shipping container in a residential application. Most inspectors would have to use common sense and existing codes for reference. Don’t hold me to this, but there is a code book for ISBU’s (shipping containers used for residences and businesses) either beginning to circulate or about to circulate to the municipalities across the United States; but not a standard yet.
An unlikely hero is Peter DeMaria. We containerists are familiar him because he is the superstar architect in Manhattan Beach, CA who got an 8-container home to fly in one of the strictest areas in the U.S.–the Redondo Beach home that I drove by in my video. If you look up the keywords “container home” on Google and hypothetically, you only get 3 results, the DeMaria home will be one of the results–guaranteed. It’s a flagship home for the ambitious owner-builders and architects out there who want to use shipping containers as a building component. The home could be as important to containerists as case law is to lawyers; used as a key reference for which viability and feasibility can be demonstrated. We shall see.
For now, there are ways to improve your odds for obtaining a building permit and ultimately, passing code inspection. Easiest approach is to speak to officials in the local offices governing your area. If you get a positive response to your plans, then that is a step in the right direction. It’s hard to say what the local building department will say to you at this stage, because the acceptance and understanding of the utilization of containers for homes is still embryonic. There are many variations of temporary housing utilizing shipping containers for disaster relief and in the military; but generally, those are just converted containers and not a component of a larger structure like most of us want to create.
Shipping container homes, when presented to people unfamiliar with the concept, allude to trailers and cheap housing–something any community probably wouldn’t want to see built, of course: Not in my backyard! Yes, that is close-minded to not be receptive to a container home–especially a cool one, but it’s the mountain we must climb.
I found a great document which gives you a guideline to follow when approaching a building department for a permit or approval:
Code Approval Advice for Alternative Building Methods (.pdf format)
Another way around this whole code issue is to target an area where alternative building is allowed. I am familiar with several areas out west. Places with know Alternative Owner Builder (AOB) codes:
- Mendocino County, California
- Nevada County, California
- Humboldt County, California
- Island County, Washington
- Cochise County, Arizona (although things may have changed here, double-check)
There are havens from code like federal trust land, university land, reservations, other countries, etc. You will have to do your homework. To this day, you can still find states here in the U.S. that have counties with zero building restrictions. Hunt around. Moving to build your dream container home seems radical, but you live once, right?
Here are a couple of resources you may find helpful in your quest:
This is something I am dreading as I get into the design of these. I am a structural engineer, and part of my business is the structural design of shipping container houses – I’m not saying this as an advertisement, but to lead into a horrible experience I had last year with a local county. I had an inquiry from a potential client about building a house out of shipping containers, so I visited the County where the potential project was to be located. I went into the Building Permit office, and got shifted to Plan Review. I was told in Plan Review by an angry older woman – “nope, not here” as far as building houses from shipping containers. Then I was told the house would have to be “approved structurally” by the building inspector. I mentioned that I am a Professional Engineer, and I didn’t see how my design should be reviewed by an inspector (that in many cases has no more than a high school education and very little if any experience in construction). It seemed to fall on deaf ears. The project never happened, the client changed his mind. However, if it had gone forward, I suspect that my life would have been a living hell.
In another project in Louisiana, the Parish that I am designing the house in has been very enthusiastic about the idea, and I sent the plan reviewer a copy of a previous design that I have done. In the City of Atlanta, they have been very cooperative, so it can vary by jurisdiction how you are treated.
George
Great insight, George! Any and all experiences are welcome here, especially from a PE. Congrats on your achievements, I know it’s a long road to become a PE. My girlfriend is an engineer herself and she has always emphasized how difficult the road is to become a PE (something she is not and never will be).
That first experience is pretty much an insult and you are right about the people overseeing most municipalities (how many really are college education to discount your credentials)–what nerve, right? That really is a shame. It’s almost like you have to bring rudimentary photographic examples of what you are proposing: “See here, and this picture is what a home could look like made from four containers. See how pretty it can be? Oh, and look at that mailbox… cool isn’t it?”
There is not much more annoying than resistance from a public employee with a mall security guard mentality… I am glad to see that other municipalities are open and receptive to building with ISBUs–gives us all some hope for smooth personal experiences in getting our container home built.
I just bought a 40 ft container & am waiting for dry weather so it can be deliverd. I also am an environmental abatement contractor concerned with the paint on containers . Do these get painted with lead paint ?
Gary,
I do believe that lead can be found in the paint. I can’t say for sure that every single container out there that originated from Asia is coated with lead-based paint, but there is a high likelihood. I would exercise caution to not dislodge the lead, other than that, I wouldn’t worry too much. Since you do abatement, Gary, I am sure you are not going to do anything to chance it.
The flooring on the other hand will likely have formaldehyde… a very good chance.
Lots of great info on this subjct guys! Would anyone happen to know if the same sort of restrictions are faced with state rules and regulations in Australia?
When you check out a container you will find a sticker which lists materials used in the construction. This includes the main contents of the paint. Zinc is a common component in the paint. This makes sense since they are made for a marine environment.
Formaldehyde is the least of your worries with the flooring. Most of them are literally inundated with pesticides of all kinds. Nasty stuff too – the stuff banned in the US and EU (but not in China). It says so right on the container what was used. Plus, most have been fumigated dozens of times over their lifespan and who knows what has dripped on the floors over their lifespan. I cringe when people sand the “Marine Grade” Plywood floors and then live in that mess. Remove the floors people. Seriously.
Also, the paint on the inside and outside is commonly Zinc Chromate (in addition to lead). This kind of paint, while great paint in terms of keeping rust off, is horrible to human health when inhaled as dust or disturbed. No longer used, even by the Navy. Not so bad if you don’t disturb it but it is there and it is a problem.
Insurmountable? No. I am working on building a set of containers for under $50 per sq ft – and that includes taking out the flooring and dealing with the paint.
I am looking for an engineer with ISBU knowledge, I wish to build a residence in Los Angeles county, anyone know of such a person? I think I will do a 2×2 or 3×3 Thanks.
So repaint them inside and out to seal in the lead, and refinish the floors (with respirators), seal it all in, done.
Ronin over at Renaissance Ronin suggests removing the flooring, installing radiant tubing and then pouring concrete then you can acid wash it for texture. He also has a neat trick of lining the walls with used rain gutters covered with recycled diamond mesh to serve as drains for cleaning. Don’t refinish those floors (ya cheap b*stard), its not worth the health risks no one knows whats been on them during their lifetime.
If you spray foam insulation on the interior walls and ceiling will that adequately protect from toxins that may be present in the paint? Is there something you can spray on the floor that could serve as a toxin insulating carpet pad?
Has anyone tried a subterranean container home such that the earth provides a year-round constant temperature? I believe polyurethane spray on the exterior would protect from ground moisture related structural deterioration.
JW, Renaissance Ronin has advice on his websie about burying containers…need structural reinforcement and other issues…worth a look
We’re building the second container house in Atlanta, and it went through the code review very quickly. The only problems were administrative, I signed an outdated form, but the building department called me and let me know. That was about it. Other areas I’m working in seem to be going smoothly too. In every case all I had to do was submit my calcs, or in rural areas explain the building inspectors how I do my analysis to assure them I don’t just pull stuff out of thin air. I explain the code officials that I analyze the containers using AISI Manual of Cold Formed Steel Design and the International Building Code for loads. The only hassle was the county I visited here in Georgia (which I won’t mention because they know me and I don’t want any kind of further hassle).
BTW, what is the fascination with burying containers? I’ve done the calcs, it won’t work. I also know that intuitively, I’ve done enough failure investigations to be sure it won’t work. Not only will the containers crush if you bury them (over time, so you can be fooled by people showing pictures of how they did it), but burying the container will make the metal rust. I don’t care if it is Core Ten steel, it still rusts. When I worked for an oil company in the beginning of my career, I learned there was no real way to stop steel from rusting when it is buried. You can slow it down with cathodic protection, which you could do with a buried container. However, after you reinforced the container, and put in the corrosion control system, wouldn’t it be easier to just used a concrete vault?
George
Anyone have any experience with getting permits in Tacoma, Washington, or anywhere in Pierce County?
I’m building military housing in Afghanistan out of shipping containers, and would love to use them to build on my property when I come back to the States.