
Over at Slate, they’re excerpting Witold Rybczynski ‘s new book which follows the making of new residential subdivision. Here he discusses why we live in
houses in the first place.
“Many things—government policies, tax
structures, financing methods, home-ownership patterns, and
availability of land—account for how people choose to live, but the
most important factor is culture. To understand why we live in houses,
it is necessary to go back several hundred years to Europe. Rural
people have always lived in houses, but the typical medieval town
dwelling, which combined living space and workplace, was occupied by a
mixture of extended families, servants, and employees. This changed in
17th-century Holland. The Netherlands was Europe’s first
republic, and the world’s first middle-class nation. Prosperity allowed
extensive home ownership, republicanism discouraged the widespread use
of servants, a love of children promoted the nuclear family, and
Calvinism encouraged thrift and other domestic virtues. These
circumstances, coupled with a particular affection for the private
family home, brought about a cultural revolution. People
began to live and work in separate places; children grew up with their
parents (rather than being apprenticed to strangers, as before); and
the home, securely under the control of what we would now call the
“housewife,” was restricted to the immediate family. This intimate
domestic haven was always a house. Seventeenth-century Dutch cities and
towns were composed almost entirely of houses built in rows, side by
side, wide or narrow depending on the wealth of the owner.”
The rest is here.
While most people take the single family house for granted, I’m not so sure it’s here to stay. Houses simply do not fit in very well with the demands for flexibility, mobility and continuous innovation in the creative economy. They cost a lot and suck up a ton of capital – a significant percent of gross fixed investment and overall gross national product which could be used for other more productive activities. They are energy sinks and most people and families don’t use or need all that space. They’re environmental disasters. They’re bulky, can’t be moved, and take a long time to buy, rennovate or sell. There is a growing body of economics research which suggests home ownership is associated with lower rates of productivity, lower incomes, and higher rates of unemployment. Density breeds innovation
My sense is we’ll eventually have to invent a new form of housing for the creative age. Not just higher density or more apartment like. I think ownership is a big part of the problem, so it will have to give. Take cars for example. When I was young virtually anyone who wanted to a car had to buy it. Now more and more people lease. They pay less, have a new car to drive, and can change when they want to.
It’s only a matter of time until new forms of high-end leasing are coming to the residential real estate industry. Sure, lots of people buy houses because they want to own, but others do it because they simply can’t get what they want on the rental market. So they buy, design and rennovate to get the kind of home they desire. And despite the recent speculative boom, housing ain’t such a terrific investment. Many are now arguing that is now a much better deal to rent than to own. What if residential real estate companies took a cue from commercial real estate developers and started tailoring houses to buyer’s specifications, changing kitchens, baths, and decor to suit. The market is out there. Heck, something like this is already happening in high-end markets like Manhattan and Miami Beach.
Such a system would contribute considerably to overall economic efficiency beyond housing. It may be well that the era of the house is already past.