Fun Fact Friday: Underground Homes

What if most of your house was hidden under the ground?

No traditional roof dominating the view.

No second story.

Maybe only one exposed wall with windows and a front door.

It sounds like something out of a movie, but underground and earth-sheltered homes are very real—and they've been built around the world for centuries.

And there's actually some pretty interesting science behind them.

First: Not Every Underground Home Is Completely Underground

When you hear "underground house," you may picture a bunker buried deep beneath the earth.

That's one type, but many underground homes aren't completely buried.

A more common design is an earth-sheltered home.

Part of the structure may be built into a hillside, while another side remains exposed for:

Windows.

Doors.

Natural light.

Views.

Outdoor living areas.

Another design may have earth covering several walls and even portions of the roof.

So you could literally be standing on top of someone's house and not realize it.

Why Would Anyone Build a House Underground?

One of the biggest reasons is something we deal with every day:

Temperature.

Outside air temperatures can swing dramatically.

Think about an Illinois year.

Freezing temperatures in winter.

Hot, humid summer days.

But soil temperatures below the surface fluctuate much less than the air above them.

An earth-sheltered home can use that surrounding ground as a thermal buffer.

In simple terms:

The earth acts like insulation.

That can reduce the amount of energy required to heat and cool the home when the house is properly designed and constructed.

Imagine the Utility Bills

Heating and cooling are major expenses for homeowners.

A traditional house is constantly exposed to:

Hot sun.

Cold air.

Wind.

Snow.

Ice.

Temperature swings.

An earth-sheltered home has portions of its exterior protected by soil.

That doesn't mean the house needs no heating or air conditioning.

But good earth-sheltered design can reduce exposure to extreme outdoor temperatures and potentially improve energy efficiency.

Mother Nature is basically helping insulate the house.

Underground Doesn't Have to Mean Dark

This is probably one of the first things people wonder.

“Wouldn't it feel like living in a basement?”

Not necessarily.

A well-designed earth-sheltered home can have large windows and plenty of natural light on its exposed side.

Some designs incorporate:

Skylights.

Courtyards.

Atriums.

Glass doors.

Light wells.

Large south-facing windows.

The interior can feel surprisingly open and bright.

The key word is:

Design.

A poorly designed underground space could absolutely feel dark and damp.

A thoughtfully designed one can feel completely different.

They Can Be Incredibly Quiet

Here's another interesting advantage.

What happens when several feet of soil separate you from outside noise?

It gets quiet.

Earth can help reduce outside sound, making some earth-sheltered homes feel extremely peaceful inside.

Road traffic.

Wind.

Neighborhood noise.

Lawn mowers.

Some of those sounds can be significantly reduced.

If you've ever walked into a finished basement and noticed how quiet it feels compared with the main floor, you've already experienced a small version of this effect.

What About Tornadoes and Severe Weather?

Now we're talking about something that gets my attention here in the Midwest.

Earth-sheltered construction can provide substantial protection from wind and flying debris when the structure is properly engineered.

That's a pretty appealing concept when severe storms are rolling through Illinois.

However, an underground house should not automatically be assumed to be a certified storm shelter.

Structural design, entrances, windows, drainage, ventilation, emergency exits, and construction standards all matter.

Underground doesn't automatically mean indestructible.

Fire Can Be Different Too

With less exterior surface exposed above ground, an earth-sheltered structure may have some protection from certain exterior hazards.

But again, the details matter.

The exposed portions of the house, roofing system, doors, windows, ventilation openings, landscaping, and building materials all affect risk.

There's no such thing as a maintenance-free, disaster-proof house.

Now for the BIG Issue: Water

If you're thinking:

“Jackie, isn't putting a house underground asking for water problems?”

You're asking exactly the right question.

Water management is one of the most important parts of earth-sheltered construction.

Think about what happens during a heavy rain.

Water moves through and across the soil.

Now imagine your exterior wall is surrounded by that soil.

Proper design needs to address:

Waterproofing.

Drainage.

Grading.

Foundation systems.

Hydrostatic pressure.

Gutters and runoff where applicable.

Groundwater.

Vapor control.

If those systems aren't designed and maintained correctly, moisture can become a major problem.

Waterproofing Is NOT the Place to Save Money

You know how I always say you should fix water problems before finishing a basement?

Multiply that importance when we're talking about an underground house.

You can't simply walk outside and easily access a buried foundation wall.

Repairing failed waterproofing could require excavation.

That's why the original construction matters so much.

Keeping water out is easier than dealing with it after it gets in.

Ventilation Matters Too

A tightly built, energy-efficient home still needs fresh air.

Underground homes have to be designed with proper ventilation and indoor air quality in mind.

Humidity needs to be controlled.

Bathrooms need ventilation.

Cooking moisture needs somewhere to go.

Mechanical systems need to be properly designed.

And depending on the area, radon should also be considered and tested for just as it should be in other homes with ground contact.

Energy efficiency is wonderful.

Healthy indoor air is equally important.

What About the Roof?

Here's where things get really interesting.

Some earth-sheltered homes can have soil and vegetation above portions of the structure.

Imagine looking down from above and seeing:

Grass.

Instead of shingles.

That can help the home blend into the landscape.

But don't think you can simply build a normal house, throw three feet of dirt on the roof and call it a day.

Soil is HEAVY.

Wet soil is even heavier.

The structure has to be specifically engineered to support those loads.

You Might Have to Mow Your Roof

Now here's the Fun Fact Friday part I love.

Depending on the design of the home...

Your lawn may actually be on top of your house.

Imagine telling the kids:

“Go mow the roof.”

That's one chore you don't hear every day.

And forget worrying about whether your shingles match the siding.

Your roof color might be:

Kentucky bluegrass.

They Can Almost Disappear Into the Landscape

One of the coolest things about earth-sheltered homes is how naturally they can blend into their surroundings.

From one direction, you may see a beautiful modern house with large windows.

Walk around to the other side and...

Where did the house go?

It's tucked into the hillside.

That can make these homes especially interesting on:

Wooded acreage.

Rolling ground.

Hillsides.

Rural properties.

Scenic properties.

A good design can make the house feel like part of the land instead of something simply sitting on top of it.

But Selling One Can Be Interesting

Now put your Realtor hat on with me.

Unique houses are fun.

They're also sometimes challenging to value.

Let's say I'm preparing a Comparative Market Analysis for an underground home.

Ideally, I want comparable sales of:

Similar construction.

Similar size.

Similar condition.

Similar acreage.

Similar location.

Similar quality.

And preferably other earth-sheltered homes.

There's just one problem.

There may not be any.

That means we may have to expand the search area or look at several different types of comparable properties.

Appraisals Can Be Challenging Too

The same issue can arise with an appraisal.

Appraisers rely heavily on market evidence.

When a property is highly unusual, finding truly comparable recent sales may be difficult.

That doesn't mean the home has no value.

It means the valuation requires more analysis.

Unique properties can sometimes have a smaller buyer pool too.

One buyer may think:

“This is the coolest house I've ever seen.”

Another buyer may think:

“Absolutely not.”

That's real estate.

Insurance and Financing Deserve an Early Conversation

With any unusual property, I encourage buyers to investigate financing and insurance early.

Don't wait until a few days before closing to discover that an insurance company or lender needs additional information about the construction.

Questions may come up regarding:

Construction type.

Roof structure.

Waterproofing.

Drainage.

Replacement cost.

Comparable sales.

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