Build-On-Your-Lot Custom Homes in the Raleigh Area
Tips from a Raleigh Custom Home Builder - Part Two
Permits and Fees
You've carefully chosen your lot, in an area that's perfect for you. Maybe you've found a couple of acres in the Chatham County or Johnston County countryside. Or you've written a contract on the perfect homesite in a community just inside Raleigh.
So now you're ready to get started on your new home! There are many terrific custom builders that are constructing beautiful homes in the Raleigh area. You're probably going to view homes, talk with several Raleigh home builders, and possibly even compare full bids from two or three different builders.
If you've never built a home before, you may not know all the details about what should or shouldn't be included in a bid. Be cautious of just comparing total cost per square foot, unless you are sure each builder is including identical features and necessary construction steps. It's like buying a car - just because a Kia Rio and a Audi A4 both have four doors, four wheels, and automatic drive, doesn't mean that they're the same car!
As a Raleigh custom home builder, we know what needs to happen at every step of the home building process, including a build-on-your-lot home in the Raleigh area. This series will let you know what to look for when choosing a custom builder for your new home.
Build-On-Your-Lot Homes in the Raleigh Area: Tips From a Raleigh Custom Home Builder
Part Two - Permits and Impact Fees
Every home that is built in the Triangle area must have the correct permits and inspections filed with the city and/or county.
Any bid that you receive for a Raleigh area build-on-your-lot home should either include all permits in the total cost, or include a sufficient allowance for those permits. Normally, any allowances are either added to the base cost of the home, or are included in the base cost of the home. Either way, the amounts in any allowances are included in the final cost of the home. If the item that the allowance is for exceeds the amount of the allowance, you will be responsible for that increase - either by paying cash before building can continue, or by raising the total amount of the construction loan.
Building permits, and the amounts charged for them, vary by city and county.
Types of Permits Required
Depending on the county and city, a wide variety of permits can be required. Most are based on the square footage of the home. For the sake of this guide, we'll assume that we're building a 2500 sq ft home with a 400 sq ft unheated garage.
Plan Review Fees
A city can charge for a review of plans, which must be done before any other permits can be issued. If the plans are rejected or need to be revised by an architect in order to be approved for your lot, you may be responsible for any plan fees, plus the fees for an additional plan review.
Septic and Well Permits
If your lot requires a septic and well, you'll need permits for those too.
Building Permit Fees
In some cities a building permit covers all aspects of building, as well as the required inspections. Other cities charge less for a building permit, but add on fees for things like electrical and plumbing. Most building permit and subcontractor fees are based on the heated and unheated square footage of your home.
Some cities require a separate permit for the electrical systems, or at least require a separate inspection fee.
Again, some cities break out the main categories of building. Depending on the city, you could pay a plumbing permit fee or a smaller plumbing inspection fee.
Heating and Cooling, or HVAC, could have a permit category of it's own. Some cities even break this into two categories - heating in one, cooling in the other. Or you may just need to pay inspection fees.
Open Space Fees
There are a variety of "impact" fees. Open space fees can help a city defray costs of maintaining required open spaces, or of buying land for that purpose.
These fees can help defray costs of the roads that were created to support development in your area.
Some cities require a recreation fee - which helps support the parks and recreation departments in your area. Could also be called "parkland fees".
Could be a general fee to help with costs of schools, roads, and more.
There can also be various fees for demolition of a current building, flood permits, land disturbing activity permits, signs, temporary trailers, watercourse buffers, sidewalks, driveways, and more, depending on the area and the home.
Filing for Permits is Important!
When building a home on your lot in the Raleigh area, it's important to make sure all the correct permits have been filed and all fees have been paid. Many counties have penalties which double the fees if permits are not filed before construction begins!
An advantage to working with an experienced Raleigh area general contractor is that you won't have to worry about the various requirements, filings, and payments required.
Besides Fees, What Else Do I Need to Do Before My Home Begins Construction?
In addition to making sure all those fees are paid, your general contractor may also be required to meet some or all of these requirements. Your Raleigh custom home builder should verify that:
Home plans are drawn to architectural scale.
Plot plans are drawn to engineering scale and stamped correctly.
Plan contents must meet city and county guidelines (for instance - if the septic permit only allows for a three bedroom home, plans cannot be submitted for a four bedroom home).
The project address is correct (if newly created address, there could be errors).
Contractor information is on file (including contact information, business license, workers compensation, liability insurance, etc).
Square footage on application matches square footage on plans.
Recorded map of the property is on file.
Setback agreement form is complete and signed. (You may be required to build a certain distance from the property line - say 10 ft from the left and right, and 30 ft from the front of the property).
How Do I Check Specific Requirements for My Land?
There are many terrific areas to build a home on your lot, whether in Raleigh or somewhere in the Triangle. Each city has separate requirements. We've put together a list of links to all of the major cities and towns in the Triangle area. Keep in mind too - some towns cross over county lines. An Apex address could be in Wake County or Chatham County.
Wake County - Raleigh Building Permits and Fees
See the full list of Raleigh permit fees at Raleigh Building Permits and Fees
Wake County - Garner Building Permits and Fees
See the full list of Garner permit fees at Garner Building Permits and Fees
Wake County - Holly Springs Building Permits and Fees
See the full list of Holly Springs permit fees at Holly Springs NC Building Permits and Fees
Wake County - Apex Building Permits and Fees
See the full list of Apex permit fees at Apex NC Building Permits and Fees
Wake County - Morrisville Building Permits and Fees
See the full list of Morrisville permit fees at Morrisville NC Building Permits and Fees
Wake County - Wake Forest Building Permits and Fees
See the full list of Wake Forest permit fees at Wake Forest NC Building Permits and Fees
Wake County - Cary Building Permits and Fees
See the full list of Cary permit fees at Cary NC Building Permits and Fees
Wake County - Fuquay-Varina Building Permits and Fees
See the full list of Fuquay-Varina permit fees at Fuquay-Varina NC Building Permits and Fees
Wake County - Wendell Building Permits and Fees
See the full list of Wendell permit fees at Wendell NC Building Permits and Fees
Wake County - Knightdale Building Permits and Fees
See the full list of Knightdale permit fees at Knightdale NC Building Permits and Fees
Johnston County - Clayton Building Permits and Fees
See the full list of Clayton permit fees at Clayton Building Permits and Fees
Chatham County Building Permits and Fees
See the full list of Chatham County permit fees at Chatham County Building Permits and Fees
Alamance County Building Permits and Fees
See the full list of Alamance County permit fees at Alamance County Building Permits and Fees
Orange County Building Permits and Fees
See the full list of Orange County permit fees at Orange County Building Permits and Fees
Harnett County Building Permits and Fees
See the full list of Harnett County permit fees at Harnett County Building Permits and Fees
If you're applying for a building permit, you'll almost certainly be required to use a general contractor if the value of the project is above $30,000.
Each city and county website is set up differently, as is their fee structure. It can be hard to tell exactly how many different fees you'll need to pay - which is just another good reason to have your general contractor take care of this. As long as the allowance in your bid is sufficient to cover all the general fees, impact fees, and permits, you won't have anything to worry about! Also, any reinspections fees should not come out of your allowances, so make sure that is specified in your contract as well.
Custom Building a Home on Your Lot in the Raleigh Area
Building a home on your lot in the Raleigh area is an exciting process. You've probably already spent time looking at different home plans, and you may even have the home plan of your dreams picked out.
As a Raleigh custom home builder, we have a unique perspective on the home building process, and are happy to share our expertise.
No matter who you choose to build your new home, we suggest that you make sure to walk through homes by that builder that will be finished at a similar level to the home you've chosen, or have your builder's representative point out any optional features in a model home that you have chosen not to include in your new home.
Watch for the next parts in this series, and good luck with your new home!
Other Articles in this Series:
You may also be interested in: