10 Custom Home Considerations: Choosing the Perfect Lot

Lot Topography and Drainage

The topography and drainage of a lot play a crucial role in its suitability for building a custom home. Assessing the lot’s topography through naked-eye observation can provide insights into whether it’s situated on high ground, which is desirable. If not, additional costs may be incurred for bringing in fill dirt. It’s also important to consider potential runoff and the concerns of neighbors, HOA or municipal requirements, and how the lot ties into existing neighborhood drainage infrastructure.

Lot Size, Shape, and Setbacks

The size, shape, and setbacks of a lot are essential factors to consider. Evaluate the lot’s shape and dimensions to ensure it meets your requirements for the custom home design and landscaping. Check the lot’s setbacks, which are the minimum distances required between the property lines and the structures. Municipal and HOA regulations may have different setback requirements, so it’s important to verify both sets of guidelines.

Easements

Easements are legal rights granted to others to use a portion of your property for specific purposes. Identify any existing easements on the lot and understand the associated restrictions. Some easements prohibit permanent construction, and failure to comply may result in removal by the easement holder. Consult with an attorney to determine if any easements can be modified or removed if they are no longer necessary.

Access and Surrounding Lots

Consider the accessibility of the lot and the neighboring properties. Determine if the lot is accessed via a private or public road and clarify maintenance responsibilities. Additionally, assess any potential challenges with construction access, such as narrow roads or parking concerns. Understanding the concerns of neighboring property owners, particularly if they are also undergoing construction, can help avoid conflicts.

Zoning Restrictions

Verify how the lot is zoned and determine if any restrictions may impact your desired custom home design or plans for additional structures. For example, if you intend to build a duplex, zoning regulations must permit it. Additionally, consider the permitted uses and any limitations on the size of the home and other structures based on impervious lot coverage regulations. HOAs may have more restrictive covenants than municipal zoning regulations.

Soil Conditions

Understanding the soil conditions is crucial for determining the appropriate foundation type for your home. Obtain a geotechnical report, typically based on borings, to assess the soil’s stability. This report will provide guidance to a structural engineer for designing the foundation. For instance, it will determine if timber pilings are required based on soil composition.

Trees and Clearing

Evaluate the presence of grand trees on the lot and research municipal regulations regarding tree preservation. HOA regulations may have additional restrictions. Determine the extent of tree and shrub clearing required and anticipate associated costs. Even if a lot is already cleared, the organic top layer often needs to be stripped and replaced with compacted fill to create a suitable building pad. Verify if the lot is certified as “build-ready” and inquire about reports from monitoring companies.

Flood Zone and Elevation 

Assess whether the lot is in a flood zone and understand the required elevation for your custom home. Compliance with flood zone regulations is crucial to ensure the safety and resilience of your custom home. If the lot is located in a flood zone (such as A, AE, V, or VE), the first finished floor of your home usually must be elevated 1 or 2 feet above the Base Flood Elevation (BFE). This additional elevation, known as a freeboard, provides extra protection against potential flooding.

Different flood zones have specific requirements. For example, enclosed spaces below the BFE in an AE zone must have flood vents and flood-proof materials, while VE zones require break-away walls and special foundation designs to withstand high-velocity wave action.

It’s important to check the new flood maps adopted in January 2021 and determine if your lot falls within the newly designated “Coastal A Zone.” This zone is considered high risk for wave action, and building requirements may be similar to those in a VE zone depending what jurisdiction the property is in. Contact the floodplain manager in your jurisdiction to confirm any additional regulations that may apply.

Wetlands and OCRM 

If your lot is near wetlands, consider any restrictions on building a dock or other structures. Determine if there are wetlands between the buildable area and the street, as this may complicate access approval and increase expenses. Additionally, familiarize yourself with the Critical Line determined by the Office of Coastal Resource Management (OCRM), which defines the buffer beyond which construction is not permitted.

Utilities

Evaluate the availability and associated costs of essential utilities for your dream home. Determine if gas, public water service, and sewer connections are readily available. Consider tap fees, which can range from a few thousand to several thousand dollars, depending on the utility and location. If public utilities are not accessible, assess the costs of installing a propane tank, drilling a well for water, or installing a septic system. For public utilities, also consider lateral line distances for sewer connections and potential requirements for grinder pumps.

Selecting the perfect lot for your custom home involves careful consideration of various factors. By examining lot topography, size, setbacks, easements, access, zoning, soil conditions, trees, flood zones, wetlands, and utilities, you can make an informed decision and avoid potential challenges and unexpected expenses.

Take the time to research and consult with professionals such as attorneys, engineers, and builders to ensure compliance with local regulations and maximize the suitability of the lot for your custom home. With proper due diligence, you can find a lot that aligns with your vision and create a solid foundation for building the home you’ve always desired.

If you have any questions about lot considerations or you’re looking for a partner in the construction of your custom home, contact Stono Construction today to learn how we can help.