When Choosing a Homes Site Take the High Ground!

When choosing a lot or placing your new home on the site, it is usually advantageous to pick the highest point that is practical. If selecting a lot in a relatively flat subdivision try to get one near the top of the grade if at all possible. It is no accident that the "house on the hill" is usually the most expensive in town! This is partly due to the view, but also the fact that they will have no drainage problems even if the rest of town is under water.

   There are numerous subdivisions being built on property that has never had any flooding or drainage problems. These same subdivisions often have major flooding problems within just a few years mainly because of overbuilding. Buildings, streets, driveways, sidewalks and patios all contribute to the problem by diminishing the area of land that rain water can seep into.

   Municipal storm sewers can alleviate the problem but municipalities in growing areas often have not planned far enough ahead to control it properly. This could mean that your property taxes may have to be increased by substantial amounts, perhaps double or triple, as the local governing body finds that they must tear up fairly new streets and sewers and replace them with more capacity.

    Either that or face the wrath of new homeowners that have their life savings in a home with 2 feet of water in the basement and 6 inches in the garage. It is a good idea to drive around the neighborhood where you are considering to build during, or immediately after an especially heavy rain.

Site Considerations

1.   Neighborhood. Are the properties well maintained? Check proximity to schools, recreation,
shopping etc.

2.   Zoning restrictions and/or moratoriums on building. Visit your local building department.
Check for easements.

3.   Drainage. Is the property in a flood plain or on wetland? Soil erosion?

4.   Soil type, especially if the property does not have municipal sewer and water.

5.   Is there well water likely to be found at a reasonable depth?

6.   Is it feasible to have a septic system and a viable well on this property?

7.   Is there a homeowners association with many restrictions on use? The real estate agent
should know.

8.   Covenants, deed or otherwise. (Closing documents)

9.   Public and utility easements. (Plat of survey)

10.  Taxes and impact fees. (Zoning department)

11.  Access to the property.

12.  Will the soil support a foundation?

13.  Topography, trees and other vegetation.

14.  Do you want to live in the city, country or suburbs?

15.  Amenities of the community, such as schools, fire & police protection.

16.  Is the community building new schools or other public works that will mean higher taxes.

17.  Will the sun be blocked by buildings? What is the view?

18.  Is there room for future expansion?

19.  Are there plans for a nearby airport or new highways?

Determine that your site is suitable for building. Your local health or building department should be able to tell you if it is feasible to have both a well and a septic system on a particular piece of property. This may require a soil test and/or other studies

If your lot is within a municipality, the local building and zoning department will likely have this information. Excavating contractors should also know what the soil conditions are. By the same token, a local well driller will probably have a good idea of how deep a well is required for your location. Contractors are an excellent source of technical information.

Also consider any special excavation conditions that may be encountered. Determine where you will access the property and where you will locate the house, garage, well and septic system. If there is municipal sewer and water, where does it enter the property? Be sure to verify with the proper authority where you will be allowed to access the road, (place your driveway). Plan a turnaround of some sort, especially if you live in snow country.

You must also consider the environmental impact of your building. If you have a low lying lot that collects water after a rain you will need to find a way to drain it. Do not assume that you can just haul in enough fill and build up your lot to drain the water off. Your neighbors may have some choice thoughts about that!

Very few, if any, local governing bodies will allow you the change the environment in that manner. Even if you get away with it, the owners of the neighboring property would probably sue you, even if it is vacant land. You do not need that kind of aggravation, and besides, you may lose in court. (It won't make you any friends either.)

In order to get a building permit, you will probably need a plat of survey by a licensed surveyor. Check with the previous owners as they may already have one. It may have been included in the closing documents.

Once you have done all of the above you can decide on the the exact location of your home on the lot, and the style of house that best suits the lot and neighborhood you have chosen. Be sure to consider the impact of tree removal if necessary. Local regulations may govern this.