Table Of ContentAdvance Praise for Creating a Life Together
Before aspiring community builders hold their first meeting,confront their first realtor,
or drive their first nail,they must buy this essential book:it will improve their chances for
success immensely,and will certainly save them money,time,and heartbreak.In her friendly
but firm (and occasionally funny) way,Diana Christian proffers an astonishing wealth
ofpractical information and sensible,field-tested advice.
—ERNESTCALLENBACH,AUTHOR,ECOTOPIAANDECOTOPIAEMERGING
Wow! The newest,most comprehensive bible for builders ofintentional
communities.Covers every aspect with vital information and dozens ofexamples of
how successful communities faced the challenges and created their shared lives
out oftheir visions.The cautionary tales ofsadder experiences and how communities
fail,will help in avoiding the pitfalls.Not since I wrote the Foreword to Ingrid Komar's
Living the Dream(1983),which documented the Twin Oaks community,
have I seen a more useful and inspiring book on this topic.
—HAZELHENDERSON,AUTHORCREATINGALTERNATIVEFUTURESANDPOLITICSOFTHESOLARAGE.
A really valuable resource for anyone thinking about intentional community.
I wish I had it years ago.
—STARHAWK,AUTHOROFWEBSOFPOWER, THESPIRALDANCE, AND
THEFIFTHSACREDTHING,ANDLONG-TIMECOMMUNITYMEMBER.
Every potential ecovillager should read it.This book will be an essential guide
and manual for the many Permaculture graduates who live in
communities or design for them.
—BILLMOLLISON,COFOUNDEROFTHEPERMACULTUREMOVEMENT,ANDAUTHOR,
PERMACULTURE: A DESIGNER'SMANUAL
Creating a new culture ofliving peacefully with each other and the planet is our
number one need—and this is the right book at the right time.Creating a Life Together
will help community founders avoid fatal mistakes.I can't wait to tell people about it.
—HILDURJACKSON,COFOUNDER,GLOBALECOVILLAGENETWORK(GEN);CO-EDITOR,
ECOVILLAGELIVING: RESTORINGTHEEARTHANDHERPEOPLE
Creating a Life Togetheris a comprehensive,engaging,practical,well-organized,and
thoroughly digestible labor oflove.Hopefully scores ofwannabe community founders
and seekers will discover it before they launch their quest for community,and avoid the
senseless and sometimes painful lessons that come from trying to reinvent the wheel.This
book is a gift to humanity—helping to move forward the elusive quest for community,
fueling a quantum leap towards a fulfilling,just,and sustainable future.
—GEOPHKOZENY,PRODUCER/EDITOROFVIDEODOCUMENTARY,
“VISIONSOFUTOPIA:EXPERIMENTSINSUSTAINABLECULTURE”
While anyone can build a village,a subdivision,or a housing development,
the challenge is filling it with people who can get along,who can reach agreements,
and who can achieve far more together than they ever could alone.Ifyour
aspiring ecovillage or intentional community gets even this far —and this
awesome book will show you how —then maybe you have a realistic chance
ofliving sustainably and,by example,ofchanging the world.My appreciation
grows daily for this thorough,practical,and engaging guide.
—ALBERTBATES,DIRECTOR,ECOVILLAGETRAININGCENTER,ANDINTERNATIONAL
SECRETARY,ECOVILLAGENETWORKOFTHEAMERICAS.
Developing a successful community requires a special blend ofvision and
practicality woven together with wisdom.Consider this book a marvelous mirror.
Ifthe abundant,experience-based,practicality in this book delights you then you probably
have the wisdom to realize your vision.
—ROBERTGILMAN,FOUNDINGEDITOROFINCONTEXT,A QUARTERLYOFHUMANE
SUSTAINABLECULTURE,ANDAUTHOROFECOVILLAGESANDSUSTAINABLECOMMUNITIES
So many well intended communities fail because they don't even know the questions
to ask,let alone where to find answers.This book offers a wealth ofdetailed information
that will help guide communities to finding what is right for their specific situation,
and greatly increase their odds oftheir success.
—KATHRYNMCCAMANT,COHOUSINGRESIDENT,ARCHITECT,ANDPROJECTMANAGER,
ANDAUTHOROFCOHOUSING
N S P
EW OCIETY UBLISHERS
Cataloguing in Publication Data:
A catalog record for this publication is available from the National Library ofCanada.
Copyright © 2003 by Diana Leafe Christtian.
All rights reserved.
Cover design by Diane McIntosh.Cover art by Sally A.Sellers,detail from "Family in B-flat" (1998) hand-dyed,
hand painted and commercial cottons 45" x 81." Illustrations by Jacob Stevens.
Printed in Canada by Friesens,Second Printing,July 2004.
New Society Publishers acknowledges the support ofthe Government ofCanada through the Book Publishing
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Paperback ISBN:0-86571-471-1
Inquiries regarding requests to reprint all or part ofCreating a Life Together should be addressed to New Society
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To order directly from the publishers,please add $4.50 shipping to the price ofthe first copy,and $1.00 for each
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New Society Publishers
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1-800-567-6772
New Society Publishers’mission is to publish books that contribute in fundamental ways to building an ecologi-
cally sustainable and just society,and to do so with the least possible impact on the environment,in a manner
that models this vision.We are committed to doing this not just through education,but through action.We are
acting on our commitment to the world’s remaining ancient forests by phasing out our paper supply from ancient
forests worldwide.This book is one step towards ending global deforestation and climate change.It is printed on
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Dedication
For my friend Al Rasche for helping make this book possible,
and for my mother Rosetta Neff, for abiding loyalty, good humor,
and every kind of support.
Table of Contents
Acknowledgments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xi
Foreword – By Patch Adams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xii
INTRODUCTION:CREATINGALIFETOGETHER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xv
The Successful Ten Percent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xv
What Are Intentional Communities and Ecovillages? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xvi
Cohousing Communities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xvii
Why Now? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xvii
What You’ll Learn Here . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xviii
Is this Information Really Necessary? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xix
Is this Advice “Corporate”? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xix
How to Use this Book . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xx
PART ONE:PLANTING THE SEEDS OF HEALTHY COMMUNITY . . . . . . . . . . . . . . . . . . . . . . .1
CHAPTER1:THESUCCESSFULTENPERCENT– ANDWHYNINETYPERCENTFAIL . . . . . . . . . . . . . . . . .2
Lost Valley – How One Group Did It . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
What Works,What Doesn’t Work? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4
The Successful Ten Percent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
Why Ninety Percent Fail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6
“Structural Conflict”– And Six Ways to Reduce It . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7
What Will it Cost? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9
How Long Does it Take? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10
How Many People do You Need? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10
CHAPTER2:YOURROLEASFOUNDER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14
What Kind ofPerson Founds a Community? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15
What Else You’ll Need . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16
“IfOnly I Had Known!” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18
CHAPTER3:GETTINGOFFTOAGOODSTART . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20
Don’t Run Out and Buy Land – Yet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22
When You Already Own the Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
Organizing Your Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24
Getting Real about Finances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29
Collecting Funds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31
vi
Raising Money from Suppporters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31
Attracting and Integrating New Members . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32
Creating “Community Glue” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33
Pioneers,Settlers,and the Flow ofMembers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34
CHAPTER4:COMMUNITYVISION– WHATITIS,WHYYOUNEEDIT . . . . . . . . . . . . . . . . . . . . . . . . . . .35
Sound a Clear Note . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36
Elements ofa Community’s Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37
Your Vision Documents and Vision Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38
Do it First . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40
CHAPTER5:CREATINGVISIONDOCUMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42
More Than One Vision? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43
A Sacred Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .45
”That’sNot Community!”– Hidden Expectations and Structural Conflict . . . . . . . . . . . . . . . . . . . . . . . . . .45
Exploring the Territory . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .47
Sharing from the Heart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .52
Writing it Down . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53
CHAPTER6:POWER,DECISION-MAKING,ANDGOVERNANCE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55
Power – The Ability to Influence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55
Focused Power,Widespread Power . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .56
How Consensus Works . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .56
What You Need to Make Consensus Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .58
“Pseudoconsensus”and Structural Conflict . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .60
Agreement Seeking – When You Don’t Want to use Full Consensus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .62
Multi-winner Voting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .62
Community Governance – Spreading Power Widely . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .63
More than One Form ofDecision Making? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .63
What Decision-making Method Should You Use? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .65
PART TWO:SPROUTING NEW COMMUNITY:TECHNIQUES & TOOLS . . . . . . . . . . . . . . . .67
CHAPTER7:AGREEMENTS& POLICIES:“GOODDOCUMENTSMAKEGOODFRIENDS” . . . . . . . . . . . . .68
Remembering Things Differently . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .69
Giving Yourselves Every Chance ofSuccess . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70
vii
Your Community’s Agreements and Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71
Abundant Dawn’s Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73
CHAPTER8:MAKINGITREAL:ESTABLISHINGYOURLEGALENTITY . . . . . . . . . . . . . . . . . . . . . . . . . . . .75
Why You Need a Legal Entity – Before Buying Your Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .75
Using a Lawyer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .76
Finding the Right Lawyer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .78
CHAPTER9:THEGREATLAND-BUYINGADVENTURE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .80
Legal Barriers to Sustainable Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .80
Shopping for Counties – Zoning Regulations,Building Codes,Sustainable Homesteads,and Jobs . . . . .82
The Proactive Land Search . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .84
Friendly Loans from Friends and Family . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .85
Onerous Owner-financing (Better than None at All) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86
Do-it-YourselfRefinancing with a “Shoe Box Bank” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .90
When One Person Buys the Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .91
Acquiring Fully Developed “Turn Key”Property – Confidence,Persistence,and Negotiation . . . . . . . . . .92
Ifat First You Don’t Succeed ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
CHAPTER10:FINDINGTHERIGHTPROPERTY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .99
Choosing Your Site Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .99
How Much Land Do You Want? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .99
Raw Land – Lower Initial Cost,Years ofEffort . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .100
Developed Land – Electricity,Toilets,and Showers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .101
Fully Developed Turn-key Property – Move Right In (With a Big Financial Bite) . . . . . . . . . . . . . . . . . . .102
Buying Property Like the Professionals Do . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .103
Conducting the Search – On Your Own or with a Real Estate Agent . . . . . . . . . . . . . . . . . . . . . . . . . . . . .108
Investigating Likely Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .109
Taking Property Offthe Market While You do Further Research . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .112
CHAPTER11:NEIGHBORSANDZONING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .114
How Zoning Issues can Impact Community Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .114
Zoning Issues and Your Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .116
Gambling with Former Use Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .118
Seeking a Zoning Exception . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .119
Negotiating for What You Want . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .121
Zoning Exceptions,Neighbors,and Public Hearings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .122
CHAPTER12:FINANCINGYOURPROPERTY(LOANSYOUCANLIVEWITH) . . . . . . . . . . . . . . . . . . . . .126
About “Renting Money”– What You Should Know . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .126
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Private Financing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .129
When One Member Buys the Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .129
Protecting Your Sole Owner with a Triple Net Lease . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .130
Owner Financing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .131
Bank Financing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .132
Drawing on the Cohousing Model . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .136
What about Grants and Donations? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .139
Refinancing Your Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .139
CHAPTER13:DEVELOPINGSUSTAINABLEHUMANSETTLEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .142
Earthaven’s Development Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .142
Listening to your Land . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .146
Creating your Site Plan Yourselves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .146
Avoiding “Urban Refugee”Syndrome . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .147
Creating Privacy in the Midst ofCommunity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .148
Designing for Conviviality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .149
CHAPTER14:INTERNALCOMMUNITYFINANCES(CANWEAFFORDTOLIVETHERE?) . . . . . . . . . . .152
Rural Communities —How Will your Members Make a Living? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .153
The Risks ofCommunity Businesses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .155
Keeping Member Assessments Affordable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .159
Joining Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .159
Housing Arrangements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .163
Site Lease Fees and the Debt Load . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .164
Labor Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .165
Building Equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .167
Can People Afford to Join You? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .168
CHAPTER15:LEGALENTITIESFOROWNINGPROPERTY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .170
Checklist for Choosing a Legal Entity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .170
How You’ll Hold Title and Arrange Members’Use Rights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .171
Organizational Flexibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .173
How You’ll be Taxed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .174
Overview:Corporations and Non-profit Corporations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .174
Limited Liability Corporations (LLCs) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .176
Homeowners Associations – Tax Advantages (and Disadvantages) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .178
Condominium Associations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .182
Housing Co-ops – Separate Ownership and Use Rights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .183
Non-exempt Non-profit Corporations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .185
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