> I hate apartments, they are cramped, noisy, I don't have a private yard
Is this something that can't be solved by building codes?
Is this something that can't be solved by building codes?
In some sense I prefer a Lamborghini to the Hyundai I own. I guess everybody would. So why don't we make the Hyundai illegal? Because all things are not equal and when I'm free to weigh my options I make tradeoffs. In my case, I have decided I would rather own the worse car, so that I have the flexibility to use my money for other things.
Some people would prefer to do this with apartments, too -- maybe to save money or maybe to be close to the urban center or for some other reason -- except that most cities have made them illegal in most districts. It's no good to say in the abstract, "most people prefer houses to apartments, so developers should only be allowed to build houses." People don't make decisions in the abstract. They have constraints. They weigh tradeoffs.
Single-family zoning is a bunch of rich people making Hyundais illegal, because they're rich enough to ignore the tradeoffs and they think it's pretty obvious that everybody prefers a Lamborghini, anyway. Meanwhile, the rest of us would really like the option to buy a Hyundai -- the option to make tradeoffs.
And we have to weigh all those benefits against...the fact that you personally don't like it? I don't think it's a tough call.
I'll be 100% onboard when all these apartments kicking people out of homes are equity-based for residents.
I know I moved the goalposts a bit, but equity is a huge issue for me with dense living.
To your original point, I get it, but I've been in the world so long that the idea my neighbor can build a skyscraper against my property line feels... unfree, ironically perhaps. Your assertion is that dense housing is for the greater good, an opinion I share. So I guess I'm just human in my contradiction.
Pretty much no, by definition, in the US. If you buy something like an apartment in the US, it's generally referred to as a condo. An apartment in the US is pretty much strictly a rental. Additionally, the construction of buildings intended for purchase vs intended for rental are fundamentally different. I would consider it a raw deal to buy the typical US apartment, while most condos can be quite decent.
A Condo is basically any individual-owned (e.g. you can buy it) premise within a communal property (e.g. a multi-family dwelling). One of the defining characteristics of a Condo is that owners of Condos within a building pay monthly or quarterly fees to help cover maintenance of the building, grounds, and common areas outside their premise and are fully responsible for the inside of their premise. In other words, with a condo, you have to hire a plumber to fix your sink on your own, you have equity and can get a mortgage to buy it because you own the premise you live in, but you still have to pay additional monthly fees for shared maintenance of things like landscaping outside, parking areas, building exterior, and common areas like a pool or gym.
An Apartment is basically any communally or developer-owned premise within a communal property (e.g. a multi-family dwelling). The defining characteristic of an Apartment is that you pay a single monthly amount (maybe split by line items) which includes rent for the premise you have possession of, as well as maintenance for that premise which is handled by the owner of the Apartment (not you), and any communal maintenance. Most apartments in the US are developer-owned, but there are some which are communally owned, e.g. all renters are also investors into a community association which in turn owns the building (e.g. like a coop), however the communal rather than individual nature of ownership ensures this is still an Apartment and not a Condo under US definitions.
This isn't entirely uniquely American, but it's pretty much so. Outside of the US, there is usually less distinction in ownership structure and any premise within a multi-family dwelling is generically referred to as a flat, unless it's a fully open floor plan in which its called a loft. In the US, a loft is specifically an open floor plan dwelling with an open second-floor area (the loft is the upstairs), a single floor open floor plan is called a studio, and both lofts and studios in the US are subsets of apartments or condos.
More importantly, while it is somewhat commonplace for condos to "age out" and end up as apartments in the US (this is a called a "condo conversion"), you very rarely see apartments become condos. That is, as a building ages and decreases in value or maintenance costs become untenable to individual residents, someone may buy up multiple units until they own the building, and then convert it to apartments. In some condos, individual owners may buy and then rent out individual units to tenants as an investment as well, which when done by a business entity is a form of condo conversion. The major reason why this happens pretty much only in one direction is that apartments and condos tend to be constructed differently in the US. Nearly by definition, condos are considered luxury properties, and are built to last a long time with a high degree of privacy for residents, which means the buildings use a lot of construction techniques from concrete or other long-lasting materials and have thicker fully insulated walls between units. Apartments in the US generally are constructed as cheaply as possible and so that it's easy for them to be "turned" between tenants, which preferences drywall on stick-frame construction, meaning interior walls between units are thinner and less sound insulating, although exterior facades might be stone, brick, or concrete to reduce maintenance.
Generally, the term "condo" can refer to an individual unit or the building, and "apartment" only refers to the individual unit, and the building would be referred to with the suffix "building" or "complex" for a multi-building development. Condos generally are not developed as complexes, but as single buildings, and typically are on higher-value real estate locations (city centers).
As if houses are any different these days. It's not hard to find a lot of real estate investors encouraging people to buy houses for the sole purpose of renting them out.
It's one thing for someone to have a second home to rent out, it's another to have 20, 30, or 30,000.
The real problem with densification is how fast it occurs. An area will change its zoning and you'll see absurd things like a row of single story houses bookended by 6 story apartment complexes.
I'd rather see policy that allows the changes to happen slowly (e.g. you can build up to 5 feet higher than the average height of other buildings in the zone) but, as mentioned elsewhere in this thread, some places have been applying no-compromise protectionist policies for so long that the pressure for immediate and drastic change is intense.
Buying a house doesn't grant you permanent rights to freeze the entire block for all time, otherwise why do property deeds have boundaries? The north american housing crises is almost entirely the result of many decades of terrible zoning laws, but we've let it fester so long it's going to take a lot more than just zoning fixes to get out of it.
Real estate in most areas is one of the least free markets you can participate in and I'd love to see neighbour-power reduced to almost nothing so that cities can grow organically again. If people really want single family homes that's fine, but the full and true cost needs to be priced into that purchase. Current zoning laws have productive urban areas massively subsidizing unproductive suburban ones.
I live in a single family home near a downtown. My street should be way more dense than it is and I look forward to that happening. If the neighbourhood character ever changes enough to the point I don't like living here anymore I'll sell and move somewhere else. I own my property, but that shouldn't give me any real sway over what is on the adjoining lot.
Why would you think that? I for one definitely would not prefer a machine that not only has hideous resource consumption but also makes it much easier to kill myself in it.
As for cramped/yard, the square footage and presence of a balcony are easily determined by the buyers. But building codes should accommodate balconies by exempting them from limits on floor-area ratio and building footprint.