Its not uncommon for people to say to us that they are thinking about buying a plot of land and living off-grid, but is it really that simple? There are a number of things you need to research first. The biggest question is whether it is legal or not. That can me quiet complex to answer, as different areas or types of land may have different restrictions.
Where can I live off-grid?
Obviously in most places, most land is owned, and you cannot legally just settle without the consent of the land-owner. Even if you have their permission, or you own (or are planning to purchase) the land yourself, it may not be straightforward. Zoning laws can prevent you from living on the land without planning permission or legal agreement to change the land usage. You may be able to camp on a plot for a short period, but require a change of use to live there permanently. There may be restrictions to what you can build and where. So you need to do the research.
Over the last few years, we have talked with a number of site-owners. Their attitudes to the law vary. Probably the best advice we heard came from an owner, who had developed a medium-sized campsite over a number of years. He told us that many people ask him "how did you get around the planning legislation?". His answer? I didn't. You have to work inside the legislation. You can request changes and make the appropriate applications, but working against the law is counter productive for two reasons. Firstly, you may have to demolish or remove something you have already developed which is a waste of both your time and your money. Secondly, as soon as you have a reputation for non-compliance, it becomes harder to work with planners going forward. They are more likely to reject a future application if they know you are inclined to take liberties.
So don't go spending money on land purchases, or developments unless you either know that what you are planning is already allowed, or you have a reasonable expectation that you can get the appropriate changes agreed. Land is often advertised in a way that says it may be suitable for development, but often with the caveat that you will need to apply for permission. We know several people who have bought land, and been extremely frustrated that they are then not able to use it in the way that they had envisaged.
Taking a look at similar local plots and recent planning decisions can really help here. Is the land in an area with special designations (such as a national park, or green belt?). Have the planners accepted or rejected other change of use requests in recent years? Are their large developments that are stalled, or ongoing planning appeals?
What restrictions apply?
Even if agreements are in place, you still need to be know what you can and cannot do. Some areas allow you to live in mobile accomodation (eg caravans) but you cannot build. Other places may allow you to live there for a certain periods of time, but not full-time. There may be taxes that you need to pay based on the size of your dwelling, or the size of the land. You may be allowed to build up to a certain height, or size, or a certain distance away from a boundary or neighbouring property. Every situation is different so it is vital to ensure that you have all the facts before committing yourself.
Another issue can be access. Sometimes access to a plot of land may be across another. You may need to check what you are allowed to bring in. Ensure that you have the goodwill of the neighbours. Several years ago we nearly bought what looked like a bargain piece of land with a liveable structure. It was in need of a lot of attention, but given the low price it seemed a steal. It was only as we did the research we realised that there was a long-running and potentially expensive dispute about the shared ownership of the access track. We could have bought it, developed it as an Airbnb only to find our guests locked out because the disgruntled neighbouring land owner had padlocked all his gates.
In some areas there may be conservation restrictions. Certain rare plants or animals which will complicate any attempt to change the use of the land. Surveys to count out the presence of such things can be costly.
What utilities are in place?
As I mentioned in a previous post, my number one requirement for off grid living is water. Most other utilities you can work around. For sewage you can dig a sceptic tank. For power you can use solar, or generators. Water, however, is harder to do without. Mains water is ideal. A local spring or borehole can be workable, but again you will need to check if there are any restrictions on usage, or any contaminants in the water.
Only you can work out what you are prepared to live without - but don't underestimate the additional difficulties of living off-grid. In the west we have become used to our creature comforts and have forgotten how much time people in the rest of the world spend simply coping with the daily processes of living. If you live in a city a long drought is not going to affect you. If you are in the country and your only well dries up it is a very different story.
Seek out the right help
The thoughts in this article are only a beginning. If you are serious about buying land to live on, please make sure that you get dependable advice from qualified people. Don't just listen to the estate agents spiel. Do your homework, take advice and be prepared to back out if it is not looking good.