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[EternalSunshine1976]

I'm in the early stages of planning to build a custom home on a 2+ acre empty lot in an unincorporated area (foothills setting). It's zoned open space with some grandfathered status, but I'm curious about real-world experiences: permits, zoning clearances, dealing with utilities/septic, fire regs, or any surprises with slopes/elevation?

I'm going to build a smaller structure (e.g., ~950 sq ft) property on the land.

If you've gone through this (especially in CA or similar), what worked well or what pitfalls to avoid? Appreciate any advice!

 

[HeisenbergFX4]

Beautiful view

 

[rm082e]

Godspeed bro. That's a life dream project for me one day.

 

[ReBurn]

Congratulations! A little over 5 years ago I did this on 3 acres in the foothills of the Blue Ridge Mountains, on the opposite side of the country. My experience was good overall. The two things I encountered were theft of materials, since it is fairly rural and there aren't many people around, and some coordination missteps between the builder and utility providers.

My specific plot wasn't explicitly zoned as residential, but since the neighboring plot was it was pretty easy to get it re-zoned. Permits went off without a hitch once I had the survey done and perc test came back. Being in an unincorporated area made it easier since there weren't any weird ordinances in play.

As far as issues, my builder took for granted that the water authority could hook up my water with 3 days notice, but it was actually 6 weeks notice. They wouldn't let me hire a plumber to connect the water to the meter that had already been installed. Luckily I was able to get it expedited and they hooked it up fairly quickly. To deal with theft I ended up renting a steel container to secure building materials in and setting up trail cams to see what trespassers were doing. The container and cameras ended up solving the problem.

 

[EternalSunshine1976]

Congratulations! A little over 5 years ago I did this on 3 acres in the foothills of the Blue Ridge Mountains, on the opposite side of the country. My experience was good overall. The two things I encountered were theft of materials, since it is fairly rural and there aren't many people around, and some coordination missteps between the builder and utility providers.

My specific plot wasn't explicitly zoned as residential, but since the neighboring plot was it was pretty easy to get it re-zoned. Permits went off without a hitch once I had the survey done and perc test came back. Being in an unincorporated area made it easier since there weren't any weird ordinances in play.

As far as issues, my builder took for granted that the water authority could hook up my water with 3 days notice, but it was actually 6 weeks notice. They wouldn't let me hire a plumber to connect the water to the meter that had already been installed. Luckily I was able to get it expedited and they hooked it up fairly quickly. To deal with theft I ended up renting a steel container to secure building materials in and setting up trail cams to see what trespassers were doing. The container and cameras ended up solving the problem.

Thanks for sharing all that — really appreciate it. Our plot has a few homes nearby and the only access is through a pretty securely gated road, so I'm hoping that cuts down on risk of theft, but your container setup is a great idea.

The utility stuff is nice to know too. I never would've guessed something like a water hookup could take six weeks.

Thanks again — really helpful to hear from someone who's done it.

 

[ReBurn]

Thanks for sharing all that — really appreciate it. Our plot has a few homes nearby and the only access is through a pretty securely gated road, so I'm hoping that cuts down on risk of theft, but your container setup is a great idea.

The utility stuff is nice to know too. I never would've guessed something like a water hookup could take six weeks.

Thanks again — really helpful to hear from someone who's done it.

No worries. It's more involved than having a home built in a developer-backed neighborhood but if you find a good builder with good references it should be a smooth experience.

The delay for my water was mainly because construction on my house ended just as the COVID pandemic was starting and some balls were dropped in the confusion. It was also a bit of a grift by the water utility to pry additional fees out of people for faster service. But the builder could have requested the hookup weeks in advance since the plumbing was finished, they just let it slip for some reason.

 

[INC]

Cant even afford a plot to build a shed in UK

 

[Ozzie666]

Future proof as best as possible, internal networking, chargering outlets, solar etc. Also be prepated no matter how well you plan and design, you will find faults when it's completed. Thing's you never even thought about, storage, doors, layout whatever it might be. Just accept it and be happy. Because at the end of the day, you did it man, your living your dream. Take advantage of those views too!

 

[Trilobit]

My only advice is to also build a sauna and invite all Neogaf finns to visit you. We'll bring Finnish beer and sausage we can pour and cook on the stove.

Spoiler

Swedes not welcome unless you want to catch a cold in there

 

[Trunx81]

Damn, Mariah Carey strikes again, influencing people to get a lot for christmas.

 

[calico]

I've built houses from scratch before but not in the US, so probably not too much specific advice I can give, but I will wish you luck.

If you're doing all/most/some of the work yourself, try to avoid having to live in it before it's properly finished, if you can help it. It's possible if you have no other option (and I have done it, and hated it), but it makes everything more difficult. Somewhat related: keep everything tidy as you go - there is nothing more demoralising than coming back to a mess or trying to work around a mess.

Don't be overly daunted by any task you are legally allowed to do; none of it is that difficult with how much guidance is available online. Try to work accurately as you go, because every future step is much easier if the preceding steps were done well.

The logistical (/ getting paperwork in order) side of it is the part you need to be on top of as much as possible, because problems there are not necessarily going to be within your power to resolve quickly.

 

[Cyberpunkd]

If you've gone through this (especially in CA or similar), what worked well or what pitfalls to avoid? Appreciate any advice!

Two things:

1. Be 110% sure you are allowed to build whatever you want on the land. Permit is one thing, land designation (if it exists in the US) is another.
2. That slope is a bitch, it cuts your property area by what? Half? With how much land you have in the US do you really want your front door to end 2 meters from the road?

 

[EternalSunshine1976]

Two things:

1. Be 110% sure you are allowed to build whatever you want on the land. Permit is one thing, land designation (if it exists in the US) is another.
2. That slope is a bitch, it cuts your property area by what? Half? With how much land you have in the US do you really want your front door to end 2 meters from the road?

Good advice, prior to buying the property I was able to get confirmation from the County planning and land use department that a single family home could be built within the specs that I needed and planned.

Indeed that slope does take up half the property. However, the way I look at it, there is still about 1 acre of flat elevated land that I can build on. Also, I was completely floored by the view. My dream is to someday make a small infinity pool (maybe 6ft x 13 ft) somewhere near the edge, so I can be in a pool watching the California sunset. Also, the rocky outcroppings have a lot of areas where there is flat space beneath or below them, and I can only think of creative ways to maximize my space for little garden nooks, and planting large shade trees to allow for covered nook areas next to the large (30 foot) rocks! Lot's of crazy ideas.

The building I'm intending to build is relatively modest, only 900 sq ft, and I'm hoping to use outdoor screen living space as well. Fortunately, I already own a 2,300 sq foot property in the same (but much lower altitude area of this neighborhood, so my plan is to retire at this property and rent my current home in the future. I only have about 9 years left on my 15-year mortgage.

Currently homes in my area with that size rent for around $4,500 per month. I'm guessing by the time I retire in 12 years, rental rates will be around $5,500 to $6,000... so the plan is to live in a smaller house with this amazing view, with a large outdoor space, and then travel the world half the year because I won't have any payments. It's all a dream at this point, but I'm going to take my time, if it takes years, it will take years.

 

[EternalSunshine1976]

I've built houses from scratch before but not in the US, so probably not too much specific advice I can give, but I will wish you luck.

If you're doing all/most/some of the work yourself, try to avoid having to live in it before it's properly finished, if you can help it. It's possible if you have no other option (and I have done it, and hated it), but it makes everything more difficult. Somewhat related: keep everything tidy as you go - there is nothing more demoralising than coming back to a mess or trying to work around a mess.

Don't be overly daunted by any task you are legally allowed to do; none of it is that difficult with how much guidance is available online. Try to work accurately as you go, because every future step is much easier if the preceding steps were done well.

The logistical (/ getting paperwork in order) side of it is the part you need to be on top of as much as possible, because problems there are not necessarily going to be within your power to resolve quickly.

I'm thinkin that I will have it mostly built by others, as construction is not my forte. The parts that I will definitely work on myself include flooring, outdoor paving / landscape design. I definitely appreciate the advice, and think of it as my life's project, so it'll be years and years in the making. I'm going to do what I can do, and then even those things that seem daunting don't look so hard if you at least get a start and take it slow, one step at a time.

I plan to update this thread as things go along, perhaps even make a vblog, for myself (because I love looking back at things) and perhaps others who may be interested in my crazy ideas.

 

[jason10mm]

Good advice, prior to buying the property I was able to get confirmation from the County planning and land use department that a single family home could be built.

Indeed that slope does take up half the property. However, the way I look at it, there is still about 1 acre of flat elevated land that I can build on. Also, I was completely floored by the view. My dream is to someday make a small infinity pool (maybe 6ft x 13 ft) somewhere near the edge, so I can be in a pool watching the California sunset. Also, the rocky outcroppings have a lot of areas where there is flat space beneath or below them, and I can only think of creative ways to maximize my space for little garden nooks, and planting large shade trees to allow for covered nook areas next to the large (30 foot) rocks! Lot's of crazy ideas.

The building I'm intending to build is relatively modest, only 900 sq ft, and I'm hoping to use outdoor screen living space as well. Fortunately, I already own a 2,300 sq foot property in the same (but much lower altitude area of this neighborhood, so my plan is to retire at this property and rent my current home in the future. I only have about 9 years left on my 15-year mortgage.

Currently homes in my area with that size rent for around $4,500 per month. I'm guessing by the time I retire in 12 years, rental rates will be around $5,500 to $6,000... so the plan is to live in a smaller house with this amazing view, with a large outdoor space, and then travel the world half the year because I won't have any payments. It's all a dream at this point, but I'm going to take my time, if it takes years, it will take years.

900 SQ? No way, at least design for future expansions. If this is a forever old mans home, definitely plan for wheelchair access now, all through the house with entry, wider doorways, big shower with handles and a bench, etc. At least add a large shed/detached garage space for workbenches/storage. Maybe off-grid options with whole house generator, buried(?) propane tank, solar, and water runoff storage. What's the fire risk there?

 

[EternalSunshine1976]

900 SQ? No way, at least design for future expansions. If this is a forever old mans home, definitely plan for wheelchair access now, all through the house with entry, wider doorways, big shower with handles and a bench, etc. At least add a large shed/detached garage space for workbenches/storage. Maybe off-grid options with whole house generator, buried(?) propane tank, solar, and water runoff storage. What's the fire risk there?

Funny you say that. I am going to be designing it as a retirement home for my parents, as they are going to contribute $150k to the construction and be the first residents. I'm thinking 900 sq ft for them with developed outdoor areas will be fine. Definitely going to be designing for elderly use.

I do plan to design the 900 sq ft building to be expandable (perhaps building two small wings on either side). I also plan to have a shed across the road if it is allowed, as the property has a number of flat spaces that span the road that the main site is on.

It's in California, so solar panels are a must (meaning required by law). My intent is to actually maximize solar, as this whole site faces west towards the sun and the Pacific ocean. I wasn't really thinking of burying propane, but since it's a new build, my grand plan is to have a buried coiled geo-thermal system for heating and cooling, and a fog-catching system, to collect ambient water to irrigate crops and ornamental plants. I'm also definitely going to have chickens and sheep / goats as the space allows for farm animals. There are just endless crazy ideas that I have.

The last thing I wanted to do was actually to build the walls with Hempcrete! This space is in a fire prone area, but Hempcrete is magical for this space because it is: 1) nearly fireproof; 2) earthquake resistant; 3) incredibly insulating; 4) completely natural / biodegradable; 5) completely hypoalergenic and does not off gas anything harmful; 6) humidity regulating; 7) DIY friendly!!; 8) approved by CA as a building material in the last couple of years. I also intend to install at some point roof sprinkler systems to deter fire from embers falling on the roof.

If my dreams of a hempcrete home makes it too difficult because it is such an unconventional building material, I'm probably going to go with customized modular, and then make my extensions / expansions hempcrete. Too many crazy ideas.

 

[jason10mm]

The last thing I wanted to do was actually to build the walls with Hempcrete! This space is in a fire prone area, but Hempcrete is magical for this space because it is: 1) nearly fireproof; 2) earthquake resistant; 3) incredibly insulating; 4) completely natural / biodegradable; 5) completely hypoalergenic and does not off gas anything harmful; 6) humidity regulating; 7) DIY friendly!!; 8) approved by CA as a building material in the last couple of years. I also intend to install at some point roof sprinkler systems to deter fire from embers falling on the roof.

If my dreams of a hempcrete home makes it too difficult because it is such an unconventional building material, I'm probably going to go with customized modular, and then make my extensions / expansions hempcrete. Too many crazy ideas.

Cool. If I had my wish (and no input from the wife I would do one of those dome homes

Wonder if you make that out of hempcrete.

 

[EternalSunshine1976]

Cool. If I had my wish (and no input from the wife I would do one of those dome homes

Wonder if you make that out of hempcrete.

You and I are cut from the same clothe. My wife would never go for those shapes... but hempcrete for certain could be used, as long as you have wood arches for support imbedded into the hempcrete. Arches like those are likely the best shape for both earthquakes and fires, as the embers would just fall off the structures and arches are the strongest architectural shape.

Interesting... perhaps I could someday have a few guest bedrooms in the shape near the rocks so they aren't so visible to the neighbors.

Here is an outstanding video about hempcrete.

 

[poodaddy]

That looks like my own tailor made Hell, but then I find deserts and most of California hideous, so pay me no mind.

Both of my properties, I simply purchased them as they were and put lots of money into them to get them where I wanted them. Still doing that for my home in Maine currently. Building a home always ends up far more expensive than just buying one, so I never really saw the point. That being said, if I had fuck it money? Probably would actually have a dream house built up, that way you can make it to your exact specification.

Question OP, that location seems like it's gonna be have to be septic tank, as I imagine that city water isn't run out there, am I correct on that? If so, I can say that septic tanks are a massive pain in the ass, and unbelievably expensive. Try to take really good care of your plumbing man, could save you tens of thousands down the road.

 

[Putonahappyface]

Cool. If I had my wish (and no input from the wife I would do one of those dome homes

Wonder if you make that out of hempcrete.

That is awesome!

 

[EternalSunshine1976]

That looks like my own tailor made Hell, but then I find deserts and most of California hideous, so pay me no mind.

Both of my properties, I simply purchased them as they were and put lots of money into them to get them where I wanted them. Still doing that for my home in Maine currently. Building a home always ends up far more expensive than just buying one, so I never really saw the point. That being said, if I had fuck it money? Probably would actually have a dream house built up, that way you can make it to your exact specification.

Question OP, that location seems like it's gonna be have to be septic tank, as I imagine that city water isn't run out there, am I correct on that? If so, I can say that septic tanks are a massive pain in the ass, and unbelievably expensive. Try to take really good care of your plumbing man, could save you tens of thousands down the road.

I am a lifelong Californian, so I don't agree at all with it being hideous.. lol. It's beautiful, and in my view the most beautiful state in the nation. Every type of climate / biome exists except for artic and tropical. I love the forests, the deserts, the beaches, etc. (all of them within 1-2 hours).

I own a cabin in an alpine area right next to a mountain lake (Big Bear) that is only about 2 hours from my home, and we visit that four or five time a year. That said, I prefer this site for retirement to the alpine, as it is only 12 minutes from civilization, and where my kids will likely have their homes / families. Actually, I'm looking at selling the cabin in Big Bear to help finance the build here.

There is actually water and power to the property already, but not sure about sewer, so I think you're right that I'll likely need a septic tank. Thank you for the advice! Definitely will try my best to both make the piping and septic system more than adequate for our future use.

 

[Avid Reading Horse]

Spoiler

Swedes not welcome unless you want to catch a cold in there

For this grave insult the Swedes shall make Jihad upon you!

 

[EternalSunshine1976]

For this grave insult the Swedes shall make Jihad upon you!

Oh damn! To keep the peace the Swedes and Finnish are welcome to camp out on my lot for one night each, if I ever finish my build. But you must come bearing meatballs and sausages!

 

[AJUMP23]

Good luck building in CA. No idea what the laws will be like for that.

In my southern state you a pretty clear to build what you want as long as you are in code.

 

[Chittagong]

Place looks stunning. That's the first tick box done. When designing the build, consider sightlines you want to have - and want to avoid. Think of the movement of sun. And crucially, spend quality time reflecting of how you actually use your home. Socialising? Immersion? Studying? Cooking? One of the great luxuries of your own build is having a space that is designed around your needs.

The next step is to get a build manager who has a reputation of delivering exceptional quality on budget. Usually the architects will know and recommend people. Be prepared to pay 5-10% of your total build budget into the management, it's seriously worth it. Even a small overspend and delay on your own would completely negate that cost.

We went from here

To here

In a year, on a remote tropical island - with good management. Our neighbour who is self-managing is two years in, with at least another year to go. They had trouble with the authorities, we didn't.

 

[jason10mm]

Good luck building in CA. No idea what the laws will be like for that.

In my southern state you a pretty clear to build what you want as long as you are in code.

We should send an anonymous email to the city council where the OP lives that we think we saw an unusual, possibly never before discovered, species of lizard on the OPs property. He'll be tied up in court for a DECADE while they try to find it and classify it as a protected species.

It will be a real hoot, I promise

 

[EternalSunshine1976]

Place looks stunning. That's the first tick box done. When designing the build, consider sightlines you want to have - and want to avoid. Think of the movement of sun. And crucially, spend quality time reflecting of how you actually use your home. Socialising? Immersion? Studying? Cooking? One of the great luxuries of your own build is having a space that is designed around your needs.

The next step is to get a build manager who has a reputation of delivering exceptional quality on budget. Usually the architects will know and recommend people. Be prepared to pay 5-10% of your total build budget into the management, it's seriously worth it. Even a small overspend and delay on your own would completely negate that cost.

We went from here

To here

In a year, on a remote tropical island - with good management. Our neighbour who is self-managing is two years in, with at least another year to go. They had trouble with the authorities, we didn't.

Beau-ti-ful! You've opened my eyes to the idea of making it my space, even if my parents will occupy it first. Also, your story about the neighbor and his endless build probably would have been me, three years in to save a few bucks...

Life is TOO SHORT to waste years like that. You can always make more money, you can't ever get that time back. Spend a little more to get it done right, the first time! Got it. Thank you for the perspective.

 

[EternalSunshine1976]

We should send an anonymous email to the city council where the OP lives that we think we saw an unusual, possibly never before discovered, species of lizard on the OPs property. He'll be tied up in court for a DECADE while they try to find it and classify it as a protected species.

It will be a real hoot, I promise

LOL. Oh my goodness, I will never disclose where I am building.

 

[Chittagong]

Beau-ti-ful! You've opened my eyes to the idea of making it my space, even if my parents will occupy it first. Also, your story about the neighbor and his endless build probably would have been me, three years in to save a few bucks...

Life is TOO SHORT to waste years like that. You can always make more money, you can't ever get that time back. Spend a little more to get it done right, the first time! Got it. Thank you for the perspective.

Exactly. A project like that will require up to two dozen contractors - concrete, roofing, electrics, plumbing, AC, joinery, tiling, plastering, painting, windows, appliances, security, landscaping… for each one, you want a couple of quality quotes, then a contract and a billing plan, and follow up on whether billable work has been done. And following up on snagging. That's where a project / build manager earns their salary, and massively improves your life quality.

Also, it's good to really internalise that in a complex project like a house defects and issues are unavoidable - it's basically down to mathematics of each part having a small failure rate, which then compounds over hundreds or thousands of components. So prepare for the snagging, keep an issues log, hold back final 10-15% for the first year to incentivise fixing the issues. Expect this "fixing phase" to last the first year, and then ease up and go away.

 

[EverydayBeast]

Key resources like gas lines, oil and water should be priority. It's also a beautiful location, building your own home on a beautiful piece of land is one of the great honors of life.