| A. What To Verify With The Local Government | | | | the subdivision, which are required, like a deed, to |
| Agencies | | | | be recorded. |
| The city government will normally govern you if | | | | Subdivision covenants may override the city or |
| you are building within the city limits. If you are | | | | county zoning. For example, the city or county |
| outside the city limits, the county government will | | | | zoning may require you must build 30 feet from |
| govern you. Even though you are in the county, if | | | | the street right-of-way, whereas the subdivision |
| you are close to a city limit, check with the city | | | | covenant may state that you must build 40 feet |
| to make sure they have no jurisdiction over the | | | | from the street right-of-way. Get a copy of the |
| property you want to build on. I've had this | | | | covenants and read every word. You may be |
| happen to students - they would be in the | | | | surprised at what you find. |
| county, outside the city limits, and they would do | | | | 4. The Building Department |
| everything based on the county government, only | | | | Go to the Building Department and ask if there is |
| to have the city create a lot of grief because the | | | | any reason they know you cannot get a building |
| city was regulating certain requirements on the | | | | permit on this property. I had a student purchase |
| property. The county didn't even tell them. | | | | a lot and he waited about a year to begin |
| 1. Tax Assessor's Office | | | | construction. He purchased his plans, put together |
| If the property owner does not have a survey, | | | | his loan package and applied for a loan. After |
| acquire a copy of the tax plat from this office. | | | | closing on the construction loan, he went to the |
| Verify the property tax rate for the area. | | | | building department to get a building permit and |
| 2. The Planning Department | | | | was denied. It turned out his property was in the |
| In the Planning Department, if they're doing their | | | | future right-of-way of a new road the county |
| homework, they can tell you any future plans for | | | | was going to build. He cancelled the construction |
| your neighborhood and/or surrounding area. This is | | | | loan, lost what he paid in closing costs and did not |
| good information because you may not want to | | | | build the home. This is just one reason I |
| live next door to a future fertilizer factory or a | | | | recommend you acquire your building permit |
| new 4-lane highway that's going to be built in the | | | | before you close on the construction loan. He |
| near future. | | | | knew this but forgot - good reason to use a |
| 3. The Zoning Department | | | | checklist. |
| In the Zoning Department you're going to learn | | | | While you are in the Building Department, find out |
| some critical information such as the minimum | | | | the fees and requirements necessary for a |
| size home you must build on the property, how | | | | building permit and pick up an application for a |
| far you must build from the street right-of-way | | | | building permit. |
| and how far you must build from your neighbor's | | | | For environmental reasons, tree removal is |
| property. | | | | becoming very restricted and regulated in many |
| You may have a dynamite 1,000 square foot | | | | areas. In this department find out if there are any |
| house plan but there are many areas, because of | | | | requirements, fees and/or restrictions concerning |
| the zoning, where you cannot build a 1,000 square | | | | the clearing of trees. |
| foot home. | | | | The EPA [Environmental Protection Agency] would |
| I can't tell you the number of times I've seen | | | | like to see all builders complete an environmental |
| individuals spend thousands of dollars designing the | | | | impact study. Check with the Building Department |
| home of their dreams. Then they go down to the | | | | to find out if this is required in your area. To learn |
| zoning department and based on the zoning they | | | | more about EPA studies and recommendations |
| find out the distance from the street, called the | | | | for housing, visit their web site at |
| building line, is, let's say, 30 feet. The setbacks or | | | | 5. The Health Departmenta. Water well |
| distance you must build from your neighbor's | | | | requirements |
| property line are 15 feet for the side yards and | | | | Check for any potential problems installing a well. |
| 20 feet for the rear yard. When they now see | | | | Find out about the quality of water in the area |
| the only legitimate place to build a home, based on | | | | and whether or not you'll need a filter. |
| the zoning, they are shocked to see there is not | | | | Note: Check with a local well subcontractor in the |
| enough room on their lot for their dream home. | | | | area for any potential problems installing a well. |
| Their only option is to apply for a variance to | | | | Ask the well subcontractor what they think about |
| cross these lines. These variances can be very | | | | the quality of water in the area and whether or |
| costly, time consuming and many times they are | | | | not you'll need a filter.b. Septic tank requirements |
| denied! | | | | If you are going to have a septic tank, ask if |
| If you don't check these things out, don't worry | | | | there are any problems on this lot for a septic |
| about it. Your future neighbors will be on the | | | | tank. Find out if the property has already been |
| property nights and weekends with a tape | | | | pre-approved for a septic tank. |
| measure, and they'll check it for you! If it's wrong, | | | | 6. The Public Works Departmenta. Sewer |
| they'll get a court order to stop the construction | | | | Just because you see a manhole cover in the |
| of your home. I tell them in the City of Atlanta, | | | | street, don't assume you have access to a sewer |
| they are wasting the taxpayer's money by hiring | | | | line. There have been many times in Atlanta when |
| inspectors - the neighbors are far batter at this | | | | there would be a moratorium on the sewer lines |
| than the actual inspectors. | | | | because the sewer plants were overloaded. Which |
| I remember a builder in Atlanta that built four | | | | means you could not get a building permit. |
| homes in the million-dollar price range. He was near | | | | You'll want to look at the field drawings to see |
| completion when he applied for a variance to build | | | | how deep the sewer line is at your property, but |
| across the building line or, in other words, closer | | | | be aware that the contractor that installed the |
| to the street. He played the game that it's easier | | | | sewer line may not have buried them at the level |
| to get forgiveness than permission. The thing he | | | | shown on the drawings. It's best to remove the |
| didn't realize was how powerful the neighborhood | | | | manhole cover at the property and measure the |
| committee was in this area. The final decision | | | | actual dept of the sewer line. |
| from the county, "Tear the homes down." | | | | The reason why? Let's say the sewer line is 10 |
| The builder, in frustration, threw up his hands, | | | | feet below the level of the street and the home |
| gave the homes and subdivision back to the bank | | | | you plan to build is going to be 15 feet below the |
| and moved out of state. The bank came up with | | | | street level. If you didn't know, most of this stuff |
| a very ingenious solution. They demolished one | | | | flows downhill, not uphill. You could buy a sewer |
| home and spent $350,000.00 to move the entire | | | | pump but I'd rather not fool with any sewer |
| street. The three remaining homes were then the | | | | pump if I could avoid it. Similarly, if you are |
| correct distance from the street. | | | | planning on having plumbing in a basement, verify |
| I know it's hard for you to believe, but even I | | | | that the sewer line at your property is lower than |
| make mistakes. In the 1980's I was building a | | | | the basement floor level. |
| luxury home in an old section of Atlanta. The | | | | Regarding all these utilities, make sure they are at |
| home was sold and near completion when we did | | | | or on your property. Just because there is a |
| what is called an "as-built" survey of the lot. It | | | | sewer line 10 feet away on your neighbor's land, |
| turned out that one corner of the home crossed | | | | and the county would be glad for you to connect |
| the building line by less than a foot! Except for the | | | | to this line, don't assume everything is ok. Your |
| survey, no one would have ever known about | | | | neighbor may want you to pay them $10,000.00 |
| this infraction. To avoid any title problems, the | | | | to cross their property! |
| lenders will want these problems corrected. | | | | Also verify whether there are any fees required |
| Unlike the good old days when I'd go to the | | | | to connect to the sewer line. Ask if there are any |
| zoning department and they'd sign off on | | | | problems connecting at this time. Ask if they see |
| something this minor, I had to apply for a | | | | any problems connecting in the near future.b. |
| variance. It took three months and a good sum | | | | Water |
| of money to apply for this variance. Not to | | | | Check the Water Department field drawing to |
| mention, the new owner was already supposed | | | | verify that water is at your property. Just |
| to be moved in. | | | | because you see a fire hydrant down the street |
| At the variance meeting, there were two | | | | don't assume you have water at your property. |
| powerful neighborhood committees there with | | | | That water line may stop at the fire hydrant and |
| several hundred people saying, "Make him tear the | | | | to get it to your property could cost you a lot of |
| home down." They were very serious. Their | | | | money. |
| rational - if you give this builder a variance, you | | | | Verify any fees required to connect to the water |
| are setting a precedent for all future builders to | | | | line and to purchase a water meter. |
| be allowed a variance. Fortunately, I got the | | | | Ask if there are any problems connecting at this |
| variance, but believe me; you do not want to get | | | | time. Ask if they see any problems connecting in |
| caught in this kind of situation. | | | | the near future. |
| Some people will build the home right up to a | | | | B. What To Verify With The Utility Companies |
| building or setback line. They fail to think about the | | | | 1. Electricity |
| roof overhang, a porch, a deck or any steps. In | | | | Verify electric service at the property and any |
| many areas, no part of the structure can cross | | | | fees required to connect to the electrical lines and |
| theses line.a. Building Line And Setbacks | | | | to purchase an electric meter. |
| The building line is the distance from the street | | | | Ask if there are any problems connecting at this |
| right-of-way. This can be confusing to a new | | | | time. Ask if they see any problems connecting in |
| builder. The street pavement may be 24 feet | | | | the near future. |
| wide whereas the right-of-way may be 60 feet | | | | If your home site is more than 100 feet from the |
| wide. Remember that the building line is the | | | | street, find out if there will be any additional fees |
| distance from the right-of-way, not the curb of | | | | for this distance. |
| the street. | | | | 2. Gas |
| Also, don't assume that you can measure from | | | | Verify gas service at the property and any fees |
| the center of the street to find the edge of the | | | | required to connect to the gas line and to |
| right-of-way. Sometimes the street is not in the | | | | purchase a gas meter. |
| center of the right-of-way. The best thing to do | | | | Ask if there are any problems connecting at this |
| is to have your surveyor, when he surveys the | | | | time. Ask if they see any problems connecting in |
| lot or updates an old survey, stake the location of | | | | the near future. |
| the building and setback lines.b. Subdivision | | | | If your home site is more than 100 feet from the |
| Covenants | | | | street, find out if there will be any additional fees |
| If you are looking at property in a subdivision, | | | | for this distance. |
| check at the courthouse for any covenants for | | | | |