patrick.net

You may be well served by going to the local building department to obtain all/exact building restrictions: height, lot coverage, if the set backs apply to patio/paved areas, etc. Can you get a variance for an additional 5 feet in width? A long, narrow house can make for some less than optimal interior spaces. Chances are in a rich town you will have obstacles and push back but it doesn't hurt to ask. If the houses around this lot all have variances, odds are better you can eventually get one also. Also check if there is a historical commission or bldg. review committee who approves the exterior look of new houses. A well connected, local attorney who deals with Town Hall will also know the reality you will face.

Go to the applicable office w/jurisdiction over tree removal in Town Hall and ask for the guidelines - they should be pretty honest about whether you can plan on taking any down. Got a creative designer and money? if you're dying for the property, think about possibly somehow incorporating a couple of the trees? Could be very cool.

Liz, You seem to know some about this process.
After being thoroughly frustrated in attempt to purchase, and having to withdraw because of the "waive your contingency practice", I am considering this option.
How does one learn what are all the permits that are required?

I am sorry I am confused: He paid in total 800K +700K = 1.5M?
The 20K/year is property taxes???

CBETA says

Liz, You seem to know some about this process.

After being thoroughly frustrated in attempt to purchase, and having to withdraw because of the “waive your contingency practice”, I am considering this option.

How does one learn what are all the permits that are required?

I don't know your area so I may be mentioning a lot of superfluous info, but here are some thoughts:

First, the entity that allows someone to build is the local building department. They issue the final permit after all requirements of the local area are satisfied. Period. Hence do NOT listen to a contractor or (for God's sake) a Realtor. They will swear to you it's fine to cut down a 2,000 yr. old redwood tree hosting a nest full of spotted owls if they think they can get a commission. I know of one who bragged to me how she told a poor (or better described clueless and dumb) buyer they can have tenants occupy the old garage in a million dollar neighborhood with no permits, "no problem!".

Very basically, the Building Department that will issue your permit is either in the City, Township, or Incorporated Village. Find out the proper jurisdiction. Get the lot and block number in addition to the address. Then, if doing this on your own, i would first go to the Building Department and ask what is required. If you are waiving contingency look into everything. Among things to ask include:

- Existing zoning and conformance with what you want to do with the lot:

Most probably not the case here but on the outside chance (ie): say you are buying an old 2-family house, your C of O states the current home is legal - but ensure it is legal NOT through a grandfathered, 'legal non-conformance' provision or 'conditional use'. If by chance it does, does a sale or renovation trigger a requirement that the building comply with current zoning uses? How long can the building be vacant and maintain the non-conformance use before it expires? When does the clock start running?

- Size/measurements of building restrictions as depending on the size of your lot. Including height restrictions, lot coverage, all four side minimum set backs, whether it applies to paved areas, driveways, patios, 'hard surfaces', covered surfaces, etc. Do you want a fence/property line wall or hedge - what (if any) are the restrictions for them?

- Does the current C of O include everything the current home now has? If not, is there anything unlawful or non conforming that will require you to modify, get a zoning variance, etc?

- Is the lot in any special areas, such as designated historical districts, an area that requires an art commission approval or architectural board review, an environmental review (more on this later), others approvals they can tell you of. If so go THAT entity and ask for the restrictions, do NOT rely on the BD for those specialized requirements. That is because:

The BD only looks for the required approval from the applicable, legally required entities when issuing a permit. It does not enforce those specialized, non-building code requirements those entities have -they are supposed to do that themselves. The BD reviews for and enforces Building Code - laws concerning 'life, safety and public welfare'. So as the last step in allowing someone to build, the BD just double checks for the other required entities sign-off before it issues a permit. Therefore all zoning questions should be addressed to the Zoning Dept., cesspool/sewer q.'s to the DOH or who deals with that in your area, environmental review to the DEC or entity with that responsibility in your area, historical commission... etc. Again, if waiving the the contingencies, I'd look into everything, no surprises.

- Restrictions on what you can do on the site: can contours (slopes) be changed, are neighbor views protected or (watch this one) are there 'special' and expensive permits required if you somehow change the site, like a cut and fill permit, charging a $4/cubic yard fee for anything trucked in or out of the site. This is meant to encourage builders to not change the grades. Are there similar permits? Do retaining walls require Planning Board approvals?

- I assume all utilities are available from the street?

- Is this vacant lot/new construction, tear down/new construction, or a renovation to an existing building? A combo of any? What you might have to do will depend on what you start with. For example, I don't know CA req's but in NY if this is renovation with an existing building built prior to 1978, the contractor will be required to have lead handling training, and the debris may have to go to a special refuse facility that will accept the lead tainted material. Interior walls may have to be sealed so any old paint below does not flake off. The house may have to be brought up to current codes regarding fire/electrical/plumbing standards, even in areas not meant for renovation. That could also mean the stairway in an old house will have to be modified. Perhaps windows will have to be resized. Does CA have seismic renovation req's? Ask. It will avoid costly surprises later.

- I assume you know any asbestos containing materials (ACM) will need to be removed separately, by a different contractor and with different permits. An ACM survey is done first, will test floor tiles, plaster walls, insulation, other suspect building materials.

- Are there: tree ordinances. landscaping req's. exterior lighting restrictions (like 'dark sky' criteria, which strives to minimize light pollution).

- Are you near any wetlands, either fresh or salt water? If so get ALL restrictions on the site, including set backs, vegetation disturbance, storm water run-off restrictions, lighting restrictions (will be separate and apart from home exterior lighting), if any hard surface building will be required to have natural finishes, etc. Get time frames on the approval process. Often wetland approvals are handled by State agencies. Go to them directly on this.

Asking questions does not trigger extra scrutiny or audits of a property. If in doubt, ask. If the BD is a busy place, make an appt. with someone (very preferably a senior-level person) so they can spend the time needed to answer your questions and be thoughtful about your situation. Some folks and contractors would rather say they are sorry than to ask permission; but that can potentially be a disaster. It is just fine to go to the BD (or other applicable office like historical/zoning), tell them you are considering buying the property w/ no contingencies and you are looking to be fully informed of all restrictions before buying such an expensive lot. You can even show them a sketch of what you'd like to do and ask them about it. Most likely they will appreciate your concern and welcome your thoroughness and respect for their regulations - as opposed to the fellow who buys a property and then harangues the Town Board with threats of lawsuits and damage claims because he can't build what he wants.

If you are not comfortable with doing this on your own, I would ask a respected, local attorney, who knows the folks in Town Hall and deals with the BD all these questions. I am suspect of expeditors: apologies to any reading but they're inherently slippery in that they tend to not disclose all facts to the BD or their clients that can surface later, and often they assume their contacts in Town Hall will approve their plans/let things slide if they can get a handshake. If you want to use one to get permits later whatever, but i highly recommend that you do not rely on them for planning advice that you would base an expensive sale on. (And incidentally, many of them are old Realtors.)

Don't know if I hit on anything in particular that may apply to you.

E-man says

Yes, it is the American dream. Have debt up to your eyeballs and pay thru the nose for your life style. I LOVE IT and I am not being sarcastic

Land is the source, and the sink, of all wealth. We will always bid up the price of land to the point of unaffordability. In Podunk, Montana this might be peanuts but in the west valley corridor there's plenty of household financial firepower on tap so it most certainly isn't.

Do you know how long it took to build that house?

2 years? Christ, that would be brutal. I'm not doubting you on that, but that is pretty harsh. Definitely why a lot + new house has such a premium attached to it. Adding those kinds of costs in would definitely make any cost savings of doing it yourself pretty minimal!

When building, don't do it unless you can buy the lot for cash. Depending on the city, it can take a looooong time to get started building. Making payments on empty land while paying to live somewhere else is not a fun proposition. Then get a construction loan and convert to a mortgage when done, usually about 6-8 months if you have a competent builder and a not-too-ridiculous house plan.

I have friends who took 2 years to get permission to enclose a 2nd story patio on the rear of the property that was already closed on 2 sides. (No extension of the envelope at all.) That was Belmont. I'm not sure how terrible Cupertino is, but I suspect it's much less annoying than Belmont.

Any idea how long it would take them if they were to do it again? Or put another way, did they make mistakes, which they could avoid this time and shortern this time? What was taking all this time?

What is the property tax amount I hafta write a check for or pay cash at the office in Hedding Street twice each year? How much would that add to my monthly housing expense?

Please note that my income taxes to IRS and Sac don't "cover" property taxes, though the income subjected to those income taxes will be reduced, not the same thing. and really only a substantial benefit for rich people in very high tax brackets.

sold at 740K. When this is done., it will be a 2700 sq ft. 5/3 1.5M Home. Anyone live around there to see if construction started?