All Forum Posts by: Jacqueline Levi

Hi Peter, 

I'm not sure that a lender would be the one to tell me build costs - wouldn't that be the GC? I am hoping for the lender to present the best loan options in our budget. 

You are the second to recommend Crown - they are definitely on my list to contact. Thank you! 

Hi, 

SB County has finally clarified what we can build on our property. We own 15 acres outright and are looking to build our primary residence. I'd love to speak to either a broker or lender, not sure yet what would work best for our situation, which is the following: 

1. The priority is to build our primary home. 

2. However, the county is allowing us to have a Conditional Use Permit on the property to potentially operate the western portion as a small outdoor event venue. I believe the zoning would remain residential rural living, although it could change to some type of mixed use. 

3. We would build a regular frame home, however, the insulation will be using hempcrete. An alternative materials permit is required by the county for this. The lender would need to be ok with that. 

4. We would use the equity in the land as a down payment. 

5. Looking for a one-time close. 

In addition to a lender/broker, any referrals to GC out here would be greatly appreciated. Thanks! 

In case anyone is following this, we have submitted a pre-app with the county and just received our Brass and Key Factors Reports for a conditional use permit. 

To turn the 10 acres into a legitimate venue that can host small weddings, there is a lot that is required, but it is possible on my property at least. However, the requirements include expensive investigations such as a Desert Tortoise Report and Geologic Fault trench investigation (only because the property has fault lines running through it, this would not be a requirement if you dont have this issue). 

We are most likely going to start building our family home first, then save up to pay for the CUP permit + investigations. 

We'll have to do a lot merger and run water lines of about 2,000 feet which is kind of crazy. 
As for the hempcrete insulation, I've been following a few builders in the area that are using it, which seems very promising. 

Next steps is to draft up plans and start the SFR permit process, followed by finding a lender for a one-time close construction to mortgage loan. Hoping interest rates start going down...

Everything came to a halt due to Covid, so we are just re-starting the entire process. The landscape has changed dramatically since then - i know everything is so much more expensive and contractors are busy. Plus the way the STR market has exploded has created a sort of oversaturation around here. The good thing is the county is now back on track and average wait time for permit approval is 3 weeks.

We are zoned RL, and yes well aware of all of the county's crackdown on events, weddings, and STR. We actually ended up creating a drive-in concert experience, its a crazy story on how that came about. But we are now focused again on getting our permit approved. The concerts are legal via the temporary special events ordinance if you are curious. We will most likely go through the CUP process once our building permit is approved. (www.monpetitmojave.com)

 Hi Alan, the county did tell me that so long as a structural engineer can sign off on the R value of hempcrete, then they can issue an "Alternative Materials" permit, which is about double the price of a regular building permit. 

Hi,

In the middle of the pandemic, we started hosting drive-in concerts on our 15 acre property. We built a small stage and can park about 40 cars around the stage. The concept has wildly taken off and we have received plenty of press coverage and inquiries. We don't charge for the concerts. Attendees tip and we use that to pay our guest musicians. We are not going to use the concerts as a way to make income, it's more of a community thing (my husband is a musician and this is his passion project). However, I do want to insure the space to protect ourselves from any liabilities. 

the land, apart from the stage, is currently vacant. We eventually plan to build our home on the 5 acre portion. 

We also want to start renting out the space for weddings. 

My question is, do I need to transfer our property into an LLC? It's currently under mine and my husband's name. I have called at least two insurers to get a quote for coverage but they have been unable to help. I am thinking some sort of umbrella policy for private property might be a good place to start that would allow us to continue hosting these events without having to transfer the property title to an LLC, especially since we are not going to charge or monetize the concept.

For homeowners who rent out their homes for weddings, do you require guests to take out a special event coverage? 

And if anyone could recommend a great insurance broker and event lawyer in Southern California, I'd appreciate it. Thank you! 

Hi, we own 15 acres up on the Yucca Mesa and are finally, after a year and a half, starting the permitting process with San Bernardino County. As evidenced in these forums, building in the hi desert is no joke - you have to be in it for the long haul. 

We are building our primary residence, 1200-1400 square foot home. In addition, we will be renting out our tiny home school bus, plus a guest cabin, on the other end of our property (via airbnb/other outlets). 

We also want to make the 10 acres where the rentals will be an event space for photoshoots, small weddings, bridal shower glamping etc, so there is an entire business aspect to this. Therefore, we are following all the rules and regulations to a tee. 

Building is expensive and we are looking to do as much ourselves as possible and subcontracting for the big things: septic, foundation, roofing, HVAC, electrical etc, because we are doing this cash. We got lucky in that the county/water district made an exception and allowed us to buy a water meter 660 feet away from our land (we already have an easement with neighboring property for this)- that's going to be a lot of digging and laying pipes but its still cheaper than a well and cheaper than bringing up the main water line for $100 a foot. For electrical we are going solar. In addition, we are insulating with hempcrete, (or at least trying to, as this is an alternative material not sure it will get approval, although they said I just need a structural engineer to sign off on the Rvalue.) 

I'd like to know if anyone has successfully built with San Bernardino County permitting process, what your timelines were, budget, any specific challenges? 

Thanks!