Hill Country Cedar Homes
Before signing contracts to purchase a lot on which to build your dream Lindal home, you must do your homework. This blog post will outline some of the major considerations for researching property including the following five (5) areas:
- 1) Legal Status: Contact the county land assessor regarding the legal status of the property in question. Give them the location and/or lot number of your intended build site and ask them for a plat map of the property and its legal description. Also, check for any easements recorded for the site. In general, as easement is a nonpossessory interest in another’s land that entitles the holder only to the right to use such land in a specified manner. You should consult your attorney with any questions on easements. It is also highly recommended that you seek assistance from a licensed, reliable real estate agent, particularly if you’re experiencing obstacles to moving forward on your site.
- 2) Zoning: Find out how the property is zoned. If its not zoned for residential buildings, find out if its possible to obtain a variance. Assuming the property is zoned properly, consult your builder, surveyor, and/or your realtor to understand what some of the issues might be in order to build on the site. Some considerations include: slope of the topography, flood plains, seismic zones, and heavy forestation (yes, this means trees).
- 3) Liens: Contact the title company of your choice and find out if there are any liens against the deed or if the site is otherwise physically or technically encumbered in any way. It’s absolutely critical to have both legal and geographical access to the site or you won’t be able to get your Lindal and other building materials to the site. Kinda important, right?
- 4) Buildability: This concept means different things to different building professionals all over the world. To more experienced professionals, a buildable site means your lot is ready to build on because a feasibility study has been completed, soil tests performed by a licensed soil engineer, all utilities are available at the site, and building permits obtained before your builder of choice is schedule to begin construction.
In addition, you may want to approach the county or city planning department to find out what else will be your site buildable. If your lot doesn’t have access to the public sewer system, you will need to install a septic system. The soil engineering firm you hire will perform a percolation test (this is a soil test to determine how fast water drains through the soil). If the soil on your lot “percs”, you will need to file an application to the county for a septic design and approval. The cost of the septic installation may range from $2,800 to $8,000.
We’re not done yet with buildability. If your lot doesn’t have access to the local public water system, you will need to drill a well. Generally speaking, drilling a well costs about $5,000 for an average depth of 150 feet. Most projects range from $1,500 to $12,000. Expect to pay approximately $15 to $30 per foot of depth or up to $50 or so for difficult topography. If your lot does have access to a community water system, you will need to find out the cost to tie into this system. Source: https://www.homeadvisor.com/cost/landscape/drill-a-well/
Other important utility services such as electrical power, natural gas, fire hydrants, telephone and cable/internet services must also be considered.
Finally, you will need to find out if any environmental studies are required. For example, are there wetlands, creeks, lakes near your property? How far is the setback for your house from wetlands or waterways? If your building site is on or near a sloping topography, is it in a seismic hazard or landslide area? Other considerations and questions on the latter topic may include the following what are geotechnical analysis costs in order to prove the site is stable and what precautions are necessary for storm water control, if any?
- 5) Constraints: Is the site in an area that constrains the design and/or building process in any manner? For example, if there is a community HOA (Homeowner’s Association), you will need to research all of their covenants and restrictions before finalizing your land purchase (and design & build of your new home). Some covenants may specify restrictions like the amount of masonry (stone, brick, etc.) is required on the home, types of tile roofing, or landscaping requirements by way of example. Below is a summary of some of the key considerations to verify:
- Legal description and property tax identification
- Zoning designation and requirements of lot size/setbacks
- Title search for legal or technical encumbrances
- Potable water availability and certificate of availability
- Sewer availability or approved septic system design
- Electrical availability and requirements of public utility
- Natural gas availability and requirements of public utility
- Fire protection availability and requirements of fire marshal
- Driveway accessibility and easement to site if necessary
- Storm water drainage and requirements of local authority
- Telephone and television cable service requirements
- Necessity of a geotechnical analysis
- Necessity of a sensitive area review
- Covenants, conditions, and restrictions for development
- 811 is the national “call-before-you-dig” phone number or go to the state 811 center’s website before digging to request the approximate location of any buried utilities marked with paint or flags so you don’t unintentionally dig into an underground utility line.
- Some high-cost items may include: lengthy water, sewer, or electrical lines; fire truck turn-arounds, asphalt access road, fire sprinkler system, and storm water control.
- DISCLAIMER:
The information in this building guide is true and complete to the best of our knowledge. All recommendations are made without guarantee on the part of either Hill Country Cedar Homes, LLC or Lindal Cedar Homes. The author and publisher disclaim any liability, expressed or implied in connection with the use of this information and assume no responsibility or liability for errors or omissions. The author has applied due diligence and judgment in locating and using reliable sources and information for this publication. However, he assumes that every building site is unique and every owner-builder situation is different, requiring specialized knowledge and interpretation. You should consult a professional Attorney, Accountant, Architect, and Engineer for specific details that pertain to your building circumstance and locality.