All Forum Posts by: Eric Teran

@Chris Arce good job at looking on their website. Now give them a call. Most likely they are closed due to Covid-19 but someone should answer. Ask to speak to someone in the building department. Tell them exactly what you are doing. For example, replacing windows in kind, removing a non-bearing wall, installing insulation, repairing siding, painting the wood porch, replacing all plumbing fixtures in the same location and so on. They will then tell you what you need.

Since there are no structural changes and it sounds like you are just doing cosmetic work these might be same day permits. If they are closed and it is all online it may take a couple of days so start sooner rather than later.

Once you mess with the structure, add more square footage, or do something zoning has to review then you might need an architect and other professionals. Also, some bigger cities with older housing may have lead and/or asbestos requirements. We have that in DC.

Call the building department first thing tomorrow morning. If anything sounds complicated or off just respond in the thread and BP can help you out. Good luck.

@Davinder Hans adding to what a few poster have stated. There has to be continuous fire separation between units. This is at all walls, ceilings, corridors, etc. If there is anything in the ceiling like lights or ductwork that has to be within a fire rated assembly. Even a pipe or junction boxes in a rated wall or ceiling has to have fire sealant that is red.

Usually the easiest solution. Is installing Type X or Type C gypsum board. These are usually at least a one hour rating. You can also install two layers of gypsum board. There are a lot of possibilities and you will have to choose the best one for your existing conditions.

@Adam Blachnio going through zoning to change an occupancy use or a variance or a special exception and so on is something that an Architect will do. Maybe a lawyer can do this as well but most likely you will need to show plans so if you go with a lawyer you will need an Architect as well. You need to find an Architect who is well versed in what you want to do to change anything to do with zoning. A contractor is not involved with this stage other than possibly given a rough estimate once initial plans are provided. 

If you are not changing anything with zoning and what you are building is by right then you still need an Architect for zoning to prepare the plans. For a building permit, you may also need additional consultants such as structural, mechanical, electrical, plumbing, etc. There is an exception to this in that most states and local jurisdictions allow an owner to do all the plans if the project consists of four or fewer units, there are no special structural items such as steel, and it is less than three stories in height. This is your right. If this is your case call your jurisdiction and verify. However, you have to assess if doing it yourself will actually save you money in the long run. I know it is hard to pay more money upfront for plans but the more detailed they are the fewer cost overruns you will have during construction.

@Adam Blachnio contractors do not like to give estimates without plans. To get plans you will most likely need an Architect and other consultants depending on what you do. What I do with some clients is bring in a contractor and have them provide estimates after designated phases in the design process. This allows the client to be confident in the design staying within budget. However, this may be an extra fee to have a contractor on bird so soon.

Unless you have a contractors you regularly use and you both trust each other then there are a few who will give you an estimate. There are too many unknowns so they don’t want to waste their time and they don’t know you. If they give a ball park figure then they may feel confined to that number when the time comes for an actual bid.

Good luck.

@Kevin Parekh building on vacant land is expensive because there is nothing there. The utilities can eat away at a big portion of your budget. For example, the water main might be 5’ below grade. That is a lot more money compared to it being 2’ feet below grade.

Sometimes municipalities will require you to install a sidewalk or gutter even if there are none around you. It happened to me when I built my house. I am the only house in my block with a sidewalk. A sidewalk cost a lot. Do your homework on the utilities and any new site development standards for new construction.

This is why it is hard to make money on a one off custom home. It all depends on the purchase of the lot.

I am a fan of modular construction. It definitely saves time. Time equals money. So it saves money. If you compare only the cost of the modular home portion to stick built then the biggest factor is labor cost. If labor is cheap in your area then modular will not save as much money. However, you save time so you save money. Also, if you do modular you have to start the design process with modular in mind. Don’t try to fit a regular design into a modular system because it doesn’t work well. You have the option of using stock plans but a lot of them will not fit within the setbacks unless it is a big property.

Good luck.

@Alfredo Coria you have to start with a site analysis so you know what you are working with. Site development cost can be extremely expensive and may kill a project if you can’t build enough homes.

I am a huge fan of modular and built my house with a modular system. Modular will always save you time and time is money. When it really saves money is where labor is high. Depending where you are in the IE it may be cheap and stick build may come around the same price. However it will take longer to build. As @David Edwards mentioned there are a lot of stock plans available for big properties.

Manufacturer homes may be an option if mobile homes are big in the area. Maybe you can start a mobile home park.

Do a site analysis and do a study on what will rent/sell better and then you have a good path to get started. Good luck.

@Gregory Cudzilo that sounds like a great plan. I’ve bought land twice and designed a house for a client who owned land in WV near a mountain resort. If you are looking to buy 15-20 acres you probably is not have a lot to worry about in terms of setbacks, lot area, and so on that a typical lot would have in the suburbs or city.

The biggest item is if there are any easements. There can even be an easement for a bird corridor. There may also be certain areas that may be protected for the wildlife, aquifer, protected fauna and so on. Think nature and what might be protected. Verify if the piece of land is still useable if any of these items are relevant.

Lastly, where on those acres is the house going to be situated. The farther you go from the main road the more expensive it will cost to build and maintain access to it. How about utilities? I assume septic, maybe solar power or generator, well water? If not how do they get to the house? That can kill a budget. Good Luck.

@Alex V. My wife and I found vacant land in Alexandria in 2015 and probably overpaid. We built the house in 2017 and like you are planning to do I acted as the GC. I am also an Architect so I was able to do our plans saving additional money. If this was a spec house we would have lost money. However, it is our primary residence. Three years later it is appraising for almost $800k and it cost us $630k to build and for the land. If you are planning on staying for a few years I wouldn’t worry too much about it.

As far as permits and building there is a lot that goes into new construction. The biggest factors are utilities that cost a lot to put in place and grading/exporting dirt. I also have a client right now near BWI and we have to get additional approvals from the airport authority. Most planning or zoning department have a pre-design meeting where they can walk you through the city process if you don’t know it already.

If you have detailed questions about new construction let me know and I will see if I can help you out. Good luck.

@Ross Sib is this for a new complex or a remodel? Is there existing utilities or all new? The $45k is probably in the middle. You can find lower but you want to be careful on how much experience they have. The Structural and MEP engineers are usually a third to half the price of the Architect. It depends how complicated the building is. If it is new construction on a vacant lot you will need a civil engineer and they are expensive. They can be another $25k.

I provide designs and plans for a design studio in Southern California for a former colleague who now has his own company. PM if you want to talk about your project further. Good Luck.

@Ben Smith I really like my CPA, his name is Jason Osser. He is based in Alexandria, Virginia but he helps me with my rental properties in Virginia and a few in Ecuador, South America. He knows his stuff and spends time with me going over different scenarios. PM me if you want his contact information. If not google should work. Good Luck.