All Forum Posts by: Rob Harris

Bobby Rather - from my experience, hers what it has entailed: Ascertain all required submission requirements from the governing municipality. Submit application along with all of the required documentation. NOTE: Many times after the initial docs and reports required, after the request has been routed, you will often find that out of the multiple departments that must review the application will ADD to your requirements to further process the request. After the package is complete, public notices are posted in whatever venue of practice the municipality uses to make public notices. The package will also go to the board responsible for recommending approval or denial of the re- zoning to the city council. Along with this several letters / notices concerning the proposed re-zone will be mailed to adjoining property owners. The council and the Planning & Zoning board will put on agenda and take public comments in both oral and written response. Council will vote and can add requirements on top of what may have already been added by those departments who have already added or recommended to the council you comply with in order to successfully re-zone. Side note; be sure to check any deed restrictions before you get to far into it..... I've done business in CA for years and they are one of the most difficult states to deal with concerning zoning changes, especially when it is increasing density. Rural areas are def easier. But most CA cities have so many differing Gov restrictions and regulations it takes BIG MONEY and a lot of time to get things done. And usually, unless you have a strong "in" somewhere in the process - you could be spending a lot of money meeting compliance and still not be able to complete the task at hand.

Recently what is stated above. Also will depend on the area in which your are trying to develop,, are there like properties in area or adjacent too?

Traffic Engineering?

Depending on rural or city,,, can existing utilities meet development needs?

Emergency services strain?

Re-Zoning always goes through a public hearing prices. Need to get a pulse on the probably of opposition from surrounding property owners. 

Before spending too much money; need to do a solid feasibility study to ensure the expenses and time invested is truly worth the ROI....

Just a few other things to consider....

Good luck!

Lending laws will vary depending on states, which I'm sure you know. 

Quickly, what I have learned is that in Texas, for a one to 4 unit is that a bank will loan on the lessor of these three:

1) 75% of the purchase price in the first year of ownership 2) 75% of the appraised value or 3) 75% of cost of construction of new construction. 

I've heard commercial wise that the 75% factor is fairly customary. I routinely obtain commercial loan t for my new construction spec home building.  My basic was using the 75% factor for a long while but now due to my longevity of performance and relationship with them, they now loan me 80% Of the appraised value, interest only for 1 year. 

Would be a good idea to talk with a local bank and show them your package/numbers and get a verbal commitment (or in writing if possible) what terms they would offer you. Also might be a good idea to get an appraisal to go along with your package to the bank to demonstrate your thoroughness. Developing a relationship with an Appraisor that can give you advise is always a good thing! 

Good luck! 

Also remember; these laws are mostly governed state, but @Account Closed is spot on! 

Get with a real estate attorney to give solid advise as how to proceed. Always a good idea to try and take you, the owner, out of the equation in these types of situations when possible. Put the onus on the experts is these dicey specified areas. 

I'm getting ready to build a bunch of Apts in rural TX and walking through hours to set up the utilities and billing situation now.... 

@Julie Marquez - state to state and bank to bank differs. When I got into spec and investment home building I had to hit a handful of banks before I got some traction.  I have also found They will lean heavily on your past building experience. Be prepared to present info to make your a credible client for that lending product. 

Go shake some hands, make some calls and shake some bushes!

Go make it happen & Good luck! 

@Jon Klaus is on point! If you don't have building experience you will def want to get a GC as he states. Stick to him like glue and learn all you can. Alsk lots of questions! Make a list of everything he says and how all the processes work. 

Different counties may have a few things that are specific but 9/10 most only require septic inspections. Water and power do their own thing.   County Road set backs are a call to the county or TX Dot office for that area to confirm how far an inhabited dwelling must be. 

One thing I suggest is to def used licensed subs for the areas mentioned above and document well your building processes with pictures etc... Can help you in long  run re resale and any possible liability issues that might could pop up! 

Good luck to you! 

All I do is out of state!  I bailed on the CA market and I'm 100% Texas right now and starting to also look elsewhere.  As stated, they key is having a relationship with a good broken or agent to be those boots on ground for your in your absence and establishing a solid team of folks to service your needs. 

There have been a number of  BP podcasts and some blog posts I believe concerning this very subject. 

It's totally doable, but team and infrastructure must be solidly established! 

Be careful doing this as a first timer. I have looked briefly into it and have found that waterproofing can be an issue, especially around doors and windows. 

Good luck! 

Adrian G. - sounds good. I'll be following to see how it pans out! Foundations where I build in TX I am all in at $5/SF!! As you can see using the $10 figure mentioned, that's a big diff. Geographic locations and required specs add to the significant variance on price spread. Where I build the rebar reinforcement is less than what is shown on your drawing detail and no keyway @ the bottom is needed. Also def have to use vapor barrier here in TX. And again, looking at 2 pours (higher cost) unless your can figure a monolithic option. Best of Luck!

You talking just concrete placement or are you talking excavation, compaction, set up and pour in place...?  It is honestly too hard to tell given I don't know what original site conditions look like, how much dirt has to be moved, are they having to import water to assist in compaction, how much excavated fill will have to be disposed of off site, concrete costs per cy including all fees to deliver, rebar costs, pumping or no pumping, -- looks like you are going to have 2 mobilizations,,,, one for the footing and the second to pour the slab..... there are a lot of variables here..... 

My gut is telling me that you should get turn key prices and see if it is within your budget.  If not, I think if you try and piece this together you are going to wind up in a bad spot.... That's just my 2 cents worth......  Sometimes we have to pay to make sure it's right all the way around and have an insured contractor to fall back on if anything is not right... if you touch it the first thing anyone on the job will do is point the finger at you and attack your competence to do whatever you do....  Foundations are not something we ever want to try and cut corners or "go cheap" on as it will bite you seriously hard in the future......

There are times when I have wanted to save money and wished I would have just paid what it would take to execute the job right up front,,,, causes much less heart and headache in the future.... 

Pay now, or later...... That's our choices in these types of circumstances...