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THE REALTOR CODE OF ETHICS
Not-so-tiny change
Louisa County removes definition of “tiny home,” allows for construction
By Sean TubbsArecent change to rules about what can be constructed has cleared an obstacle for those who wish to live in a very small living space. At least in Louisa.
“State building code now identifies tiny homes and has a regulation,” says Toni Williams, a member of the Louisa Board of Supervisors. “It’s just a house. It’s just a small house.”
Louisa and many other localities across Virginia have prohibited tiny houses mostly on the basis that Virginia’s building code did not have any official provision for them. The code is updated every three years, and the new version of the code that went into effect in January now officially defines these as structures less than 400 square feet.
Earlier this month, the Louisa Board of Supervisors removed a definition of “tiny house” from the definitions in land-use regulations. That means they can now be built in any zoning district where single-family houses are allowed.
“Tiny homes must be placed on permanent foundations as part of the building code, so if you have a tiny home and it is on wheels then they would call that maybe like a camper,” Williams says.
Williams said Louisa previously was wary of allowing the structures out of concerns about how many could be parked on a site if they’re on wheels.
The building code has the same minimum construction standards but allows for deviations. A normal house must have a minimum ceiling height of seven feet, but a tiny house can be 6'8". Bathroom ceilings can be as low as 6'4". The code now allows for a loft with a minimum of three-foot height to be used as habitable space.
Placement of such structures would still be regulated by minimum lot sizes.
Since the Planning Commission heard the item in May, Louisa has received one application for such a structure, a 10'x32' Tiny Timbers house that will be built on the site of the applicant company. That will
now be handled internally and requires no approval by elected officials.
Petersburg-based Tiny Timbers prices its units between $78,500 and $87,500. Tiny homes on foundations will take longer to build than those on wheels, but those would be regulated as a recreational vehicle.
Charlottesville’s building code official says the city has also already seen construction of tiny homes.
“The most common [ones] that we see here in the city are when they are stickbuilt on site like a typical house or dwelling,” says Chuck Miller. If they’re manufactured elsewhere, they have to comply with Virginia’s Manufactured Home Safety Regulations.
An official with the Virginia Department of Housing and Community Development says it is up to each locality to determine how to proceed.
“Enforcement of building codes is done at the local municipal level and the state primarily serves as a training arm as well as conducting the periodic updates of the building codes based on national codes and standards,” says Thomas King, a code and regulations specialist.
“State building code now identifies tiny homes and has a regulation. It’s just a house. It’s just a small house.”
LOUISA BOARD OF SUPERVISORS’ TONI WILLIAMS
SPRING BROOK DRIVE
2 story brick home set on 3.6 acres in the heart of Ivy. Home has 4 bedrooms, 4.5 bathrooms, hardwood floors, a sunroom and a full basement. Ivy Elementary School District. $1,150,000
TILMAN ROAD
Stone Contemporary cottage set on over 3 acres in Ivy. Beautiful great room with soaring ceiling and 20 ft. stone fireplace. This home offers 4 bedrooms. 3.5 bathrooms, skylights and bamboo floors. Primary suite features a spa-like bath. A wonderful screened porch lets you take in the surrounding nature. Peaceful and quiet. Western School District.
FRANKLIN DRIVE
Immaculate 4 bedroom 4.5 bath home set on 2 totally private acres. This stunning home offers an amazing kitchen, 2 story great room as well as a first floor primary suite. Lavish indoor and outdoor entertaining areas. Property includes a greenhouse and swimming pool.
being sold below the appraised value. It is 2 parcels located within the Town Activity Center Zoning (mixed use) on a combined total of 4.059 acres, 6 buildings, 1 pavilion, and 1 house, all totaling 35,034 sq ft with ample parking on a corner lot. Contact the listing agent to schedule a showing. The listing agent is related to the seller and must accompany. Parcel #1 is 385 and 389 Waugh Blvd, Orange, VA tax map # 44-111; parcel #2 is 401 Waugh Blvd tax map # 44-113A. The property is being sold in its entirety and will not be divided. Parcel #1 has 6 buildings with a combined square footage of 30,832 plus a 900 SF pavilion, and 3.632 acres. Parcel #2 has a 2,822 gross sq ft residence which includes a full basement, 4 bedrooms, and 3 full baths plus a 480 sq ft detached garage on 0.427 acres. $2,900,000
EDGEMONT
Nestled in the foothills of the Blue Ridge Mountains, 15 miles south of Charlottesville, is this rare 572-acre historic estate whose design is reputed to be the only remaining private residence attributed to Thomas Jefferson. $15,000,000 Court Nexsen, 646.660.0700 www.HistoricEdgemont.com
HIGHER GROUND
27 acre estate, mountaintop retreat with 11,400 sf., 8-BR, 6.5-BA residence with many outside terraces, decks and unsurpassed panoramic mountain views! 10 miles to famed Omni Homestead Resort, 2 miles to the airport. Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455 www.highergroundva.org
UNDERCONTRACT
MECHUM BANKS
Custom Ivy farmhouse on 10+ acres, city comfort meets country charm. Mahogany door, rustic beams, smart home system, luxury appliances. Just 8 mi from Charlottesville, Owl’s Roost offers serene design, gourmet kitchen, marble bath. MLS#653360 $2,375,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455
WEST WOODS
Heart of Ivy. 2-story, 4-BR, 2.5-BA home on 2+ acres. Quiet cul de sac. Close to town, UVA and 29 North. Spacious kitchen, family room, fireplace, sun porch and deck. 2-car garage and walkout basement. Western school district! MLS#653405
$825,000. Tim Michel, 434.960.112
BENTIVAR MANOR
Exquisite brick home on 88 acres less than 5 miles from city limits. Residence is in excellent condition, 7-BR and 11,000+ sf. The property is a mix of pastures & woods with long frontage on the Rivanna River, & miles of trails. MLS#652353 $5,200,00 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455
TORRES FARM
175-acre property near Charlottesville with pastures, woods, Hardware River frontage. Features a pristine 4-bedroom residence, 3 cottages, office, studio, gardens, and pool. MLS#652518
$3,250,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455
SPRING HILL LANE
In Ivy! Architect designed, light filled Contemporary with 1st floor master suite, chef’s kitchen, FR, 3 additional BR, study, LR, DR, terrace level guest quarters, 2-car garage, pool and multiple terraces. Western school district. MLS#653127 $1,695,000 Tim Michel, 434.960.1124 or Will Faulconer, 434.987.9455
NEWPRICE
HYLAND RIDGE
Rare opportunity: 21-acre lot in coveted Hyland Ridge, perfect for dream home near Charlottesville. Minutes from Downtown Mall, Martha Jefferson Hospital, UVA. Elevated, wooded parcel with Blue Ridge Mountain views potential. MLS#652242
$795,000 Jim Faulconer, 434.981.0076/434.987.9455
FIELDS
OF BOAZ
A country French estate on 24 acres 6 miles from the University of Virginia. Timeless charm and modern luxury with soaring ceilings, spacious primary suite, home office, wine cellar, guest quarters, and private pond. MLS#652608
$3,995,000 Court Nexsen, 646.660.0700
BELLAIR
Recently renovated contemporary home in soughtafter Bellair neighborhood! With 4-BR, 3.5-BA, and a vaulted great room, this residence offers superb construction. Enjoy stunning views from the screened porch. MLS#652438 $2,875,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455
HISTORIC STAUNTON
Meticulously renovated National Historic Register home, blending modern amenities with remarkable charm. Five-bedroom with tall ceilings, hardwood floors, stained glass windows, and trim. Quartz kitchen, magnificent primary suite, terrace apartment. MLS#653080 $1,295,000 Court Nexsen, 646.660.0700
UNDERCONTRACT
LOCHLYN HILL
EarthCraft energy efficient certified, huge rooftop terrace with mountain views, custom kitchen design, & amp; exposed wood beams, this townhome offers many high-end features. Convenient to downtown. MLS#653475 $649,000 Jeremy Fields, 434.270.1220
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terrace level.