What Is Rammed Earth Construction?

You may not be familiar with the term, but you’ve seen the building technique—think of the ancient architecture of the Great Wall of China, the Alhambra in Spain, and the stunning Kasbahs of Morocco.

These examples of rammed earth construction have stood the test of time, for several hundreds of years. And that durability is one reason this type of construction is making a comeback—albeit in buildings with significantly smaller square footage.

Rammed earth homes are sustainable and have a warm yet contemporary aesthetic to boot. Here’s what you need to know if you’re thinking about building or buying one of these unique homes.

What are rammed earth homes made of?

True to its name, builders use earth-based compacted soil to construct rammed earth homes. This earthy mix—which consists primarily of sand, silt, water, and clay—is set in formwork on the foundation.

“The rammed earth material is placed within the form in layers called lifts, typically 6 to 8 inches in depth, which are rammed with pneumatic tampers that can be maneuvered within the walls,” explains Bly Windstorm, CEO of Earth Dwell Ltd. and U.S. president of the nonprofit North American Rammed Earth Builders Association (NAREBA). “After a lift is fully compacted, another layer’s added and then rammed.”

Builders repeat this process until the wall is complete. All the building block essentials to complete the home are within each completed form. This includes reinforced steel, electrical and plumbing conduits, switch boxes, and even frames for doors.

The earth and aggregates available in the future home’s location determine the actual color of the walls. But if you want to put your stamp on Mother Nature’s offerings, you can alter rammed walls with various textures and finishes.

Types of rammed earth walls

The rammed earth buildings still standing today were constructed in areas where the earth’s soil had the optimum constituents for making durable walls. These “raw” types of rammed walls consist of sand, silt, water, and use clay as a binder, exactly like today’s walls.

However, it’s rare to find the optimum soil mix and the correct type of clay to make raw rammed-earth walls in the United States. And while, historically, clay has proven to be effective as a binder, the material isn’t earthquake-resistant, says Peter Jones, CEO of Gryphon Construction in Victoria, British Columbia, and Canadian president of the NAREBA.

As a result, new rammed-earth homes are mainly built with “stabilized,” reinforced rammed earth walls, to meet current building codes. So what makes the walls more stable?

“The addition of a Portland cement, lime, or other pozzolans [concrete improvers] allows the building of durable walls with local earthen materials in most localities around the world,” says Windstorm.

And the newer rammed earth formulas are more environmentally friendly, thanks to the additives like slag—a stony byproduct of melted or refined metal, which may remove harmful chemicals from the environment, says Jones.

Down-to-earth benefits of rammed earth construction

If you decide to build a rammed earth home, you won’t just be paying homage to one of the wonders of the world. You’ll enjoy these eco-friendly benefits as well:

Energy-efficient climate control: The aesthetics of these homes may evoke a stone-cold feel, but the opposite is true. Rammed earth walls are known for their high thermal mass, which means they absorb, store, and release heat, whether the house is in Alaska or Arizona.

“The house remains naturally cool in the summer and warm in the winter, with a small fraction of the energy required for a conventional home,” says Windstorm. Bonus: The walls are fireproof and provide sound insulation.

Environmental advantages: Rammed earth homes basically last forever, Jones says, “whereas conventional ‘stick-homes’ may last 80 years.”

Rammed earth walls don’t require painting or siding. And they are non-toxic, which means there’s better air quality within the home. 

Another green checkmark? Utilizing the earth’s soil for walls reduces the heavy load on our forests. And there’s not much chance of depleting earthen material.

“Even a small, 5-acre quarry could produce enough earthen material for over 1,000 homes,” adds Windstorm.

Minimal maintenance: There’s an endless to-do list of maintenance and repair costs with houses made out of wood. With rammed-earth homes, the upkeep is minimal.

Rammed earth walls are weather-resistant and only need a second coat of sealer 10 to 20 years after construction. The only significant housing components that might require attention at some point are the roof and windows.

Drawbacks to rammed earth homes

“The greatest downside is the higher cost of construction as compared to a stick-built home,” says Windstorm. The massive rammed earth walls—about 18-inches to 2 feet thick—are expensive to make, take longer to build, require special equipment and skilled labor to erect.

Gore Designs, a rammed earth builder, says that they could cost 30% to 70% more than a stick build. However, rammed-earth homeowners save in the long run, thanks to the lower energy costs and the fact that they need less upkeep.

Finally, there’s the commitment issue. It’s way more complicated to add an electrical outlet—let alone remodel a bathroom—when you have a rammed earth home, due to the thickness of the walls.

That means you have to put a lot of thought into designing a home that you can live in for many years to come.

Experts in Residential Real Estate in Orlando

If you are buying or selling real estate it’s quiet often the single most important financial decision you make. For the last 30 years we have helped clients buying and selling property in Orlando and the surrounding areas. Put simply, this means the knowledge and expertise accumulated over this time ensures our clients get the best representation possible.

Our experienced agents will help and guide you through the entire process providing valuable support every step of the way.

Many first-time homebuyers might shy away from the prospect of buying a brand-new home, assuming: It will cost too much. It will take too long.

While purchasing new construction is indeed different from purchasing previously owned property, many misconceptions abound about new builds. As a result, homebuyers who’ve heard these rumors might be passing over a smart path to homeownership that makes sense for many Americans today.

“Given declining housing affordability and limited existing home inventory, a full one-third of inventory on the market is now new-construction homes,” says Robert Dietz, senior vice president and chief economist for the National Association of Home Builders.

In other words, in a housing market plagued by limited inventory, prospective homebuyers can’t afford to count out new-construction homes as an option—and they certainly shouldn’t just because of some persistent misconceptions.

With that in mind, we’re here to set the record straight on some easily busted new-construction myths that just won’t quit.

1. New construction homes are more expensive

While new-construction homes might technically cost more upfront, that price tag is not the whole picture.

“It’s true, on the average, that new homes of similar sizes historically outprice pre-owned by about 16%,” says Stephen Haines, president of Artisan Built Communities. “But since homes don’t possess a clear odometer on them, like one would use to evaluate a used car, buyers need to consider all the costs of purchasing to understand their total cost of ownership.”

A new-construction home, after all, will sport a brand-new roof, appliances, HVAC equipment, and major systems that homebuyers likely won’t need to repair or replace anytime soon. In other words, while a new-construction home might have a sales price that seems more expensive upfront, it’s actually saving a buyer from having to replace, upgrade, or “bring to code” elements of a previously owned home, which could cost tens of thousands of dollars.

“Depending on the age of the pre-owned homes, one should understand the remaining life expectancy of these components,” says Haines. “One must look closer to total cost of ownership to understand the truth.”

2. You’ll be waiting a long time to move in

It’s true that new-construction homes do take time to be built—on average, about 6.5 months from the ground up.

However, this does not mean you’ll need to wait that long, since builders often start building long before they have a buyer. Construction on these “spec homes” might already be well underway or even completed before you strike a deal. So if you don’t want to wait at all, see if there is a spec available.

Yet it’s also worth keeping in mind that the build time will vary widely, particularly with recent supply chain issues that might lengthen the timeline. Factors that could affect construction time frames include the availability of labor and materials as well as municipality permitting times.

Bottom line: Make sure to ask when they expect the house to be done, and what happens if the house is not done on time.

3. It’s harder to finance a new-construction home

Actually, the exact opposite is true here. Thanks to potential builder incentives and lenders liking the fact that a person is buying something new (which translates to less risk), there might be more simplicity in financing a new home.

“Builders often maintain relationships, partnerships, or even wholly owned subsidiaries whose primary focus is to help borrowers find better lending options,” says Haines.

Plus, title companies that work with builders tend to do “batch” title searches on the new parcels in a community all at once. This helps an urgent buyer get to the closing table faster.

“If you are looking at a larger national builder, they will generally have affiliated lending companies or their own lending companies that willoffer you several incentives to do business with them instead of an outside lending source,” says Don Turner, national sales director of new homes at Realtor.com®.

If you happen to find a better deal with an outside lender, maybe someone you’ve been pre-approved through, most builder lenders will usually work to match or beat that deal to keep your business in-house so they can directly manage your mortgage file. And if you are working with a smaller builder that does not have an affiliated lender, the builder will typically work with a local mortgage broker to assist buyers in securing loans.

4. New homes lose their value faster than pre-existing properties

While it’s true that new cars lose a lot of their value the instant they’re driven off the lot, the exact opposite is the case with new homes. In fact, many new-construction homes appreciate in value even before their buyers have moved in.

“Most buyers who buy in the early stages of construction in a community can expect to build equity even before they closeon their home, because of price increases as the builder sells more homes,” says Kimberly Mackey, founder of New Homes Solutions and a sales and marketing management consultant specializing in residential homebuilding. There is generally also another spike in value once the entire community is completed.

5. You can’t inspect a new-construction home before you buy it

You can absolutely do a home inspection before you purchase a new construction.

“I would be cautious of any builder who refuses to allow you to perform a home inspection,” says Bill Samuel, owner of Blue Ladder Development.

In fact, buyers who choose to purchase a new-construction home can actually periodically inspect the home throughout the build, giving them and their inspector a much higher understanding of the home’s condition; plumbing, electrical, and HVAC systems behind the walls; insulation; and more than they obtain by inspecting only a completed home.

“I would also encourage buyers to try and perform an inspection before the builder starts drywalling the house,” says Samuel. “Having the inspector walk through the home before the drywall is installed allows him to see many important parts of the home that will be covered up.”

New-construction homes are also inspected by local municipalities throughout the construction process, and those same groups provide a final certificate of occupancy before move-in is allowed.

Homebuyers also are provided an opportunity to conduct a walk-through of their home before taking possession of it. All in all, there are plenty of opportunities to kick the tires on a new house.

6. New-construction homes are lacking in character

Beauty is in the eye of the beholder. It’s the same thing with what someone defines as character. And just because something is new, it doesn’t mean it can’t have every feature you’ve ever dreamed of in a house.

“A person can choose or add different features for whatever they can afford to buy or add on,” says federal construction and security contractor Charles Chadwick Jr. “I’ve seen homes in subdivisions where some had vinyl siding only, and others had bricks/stones added in addition to vinyl siding.”

Trends tend to be fleeting, and new-construction homes are more likely to be up to date.

“New homes possess the most current designs,” says Haines. “As it relates to existing homes, the older the home, the harder it is to help the exterior of the home look current.”

7. New-construction homes are cookie-cutter and limit your choices in terms of design

“Nothing is more limiting than buying a home as is,” says Haines. “You have the most choice when buying new, regardless of the builder’s option offering.”

It all depends on the builder. Some builders build homes on spec—meaning the home is already built to certain specifications, and in that case, the customer will have very few or even no choices. Others build homes to plan but allow for a variety of selections and/or upgrades.

To determine what kind of builder you might be working with, check builder reviews before you get into a contract.

8. New-construction homes are poorer quality than pre-owned homes

“They don’t build them like they used to” is an old saying that just doesn’t hold water when buying a new-construction home. No matter what kind of house it is, the building construction principles generally do not change at all.

“For example, the construction of a load-bearing wall will not ever change—whether it’s in a new home or a custom-built home,” says Chadwick. Regardless of specific features, a house is still going to be built to a requisite standard.

“New homes are subject to the latest in building code, which has become more stringent over time,” says Haines. He notes they are subject to improved electrical wiring requirements, more ground-fault interruption requirements (including outdoor HVAC equipment in 2022), higher insulation requirements, more efficient air conditioners, and improvements in plumbing. (Old copper and early PVC are highly subject to leaks.)

9. You don’t need a real estate agent to purchase new construction

Technically this is true: You are not required to have a real estate agent for many new-construction home deals. However, it is generally still a good idea to have your own representation.

Because a new-construction deal is really no different than any other real estate transaction, there might be opportunity for you to negotiate on the price, contract terms, add-ons, completion date, and other incentives. Having a real estate agent to help with this can help make sure you’re getting the best deal possible.

Experts in Residential Real Estate in Orlando

If you are buying or selling real estate it’s quiet often the single most important financial decision you make. For the last 30 years we have helped clients buying and selling property in Orlando and the surrounding areas. Put simply, this means the knowledge and expertise accumulated over this time ensures our clients get the best representation possible.

Our experienced agents will help and guide you through the entire process providing valuable support every step of the way.