Soffit Vents for Zero-Lot-Line Homes in Bryan, Texas.

Real Estate Agent with BCR (Brazosland Classic Realty)

Several weeks ago, during a routine home inspection of a new home in Bryan, Texas, the inspector told my first time home buyer client that the left side of the soffit did not have vent holes, like were present on the right hand side.  It became an issue of concern to my buyer...why were the vents missing from the solid, Hardi plank soffit?

One of the builder’s architect  is a friend of mine, so I sent him a message asking about the missing ventilation holes.  He sent me the following reply, “I'm glad you have a prospect for our house! The houses in [that subdivision] are not vented on the zero-lot-line side because of the building code. It has to be a one-hour fire-rated wall since it's on the lot line. That's why we can't have openings in the soffit.”

(Zero-Lot-Line lots are like they sound.
  The developer obtains permission from the City of Bryan to build a house right on the property line–typically the overhang drip line is right at  the property. This is much less than the normal set-back requirement. The benefit to home buyers is that they will have less yard to maintain). 

This explanation satisfied my client,
so we moved one step closer to closing.  My client is excited to be able to purchase the first home, which is also a brand new home. I saw the growing excitement of moving towards closing when we did the walk through.  Congratulations are in order!

Among other types of home buyers,
I enjoy working with first time buyers in Bryan and College Station, Texas.  It is a pleasure to help them find that first home, to see the excitement in their eyes during the walk-through and then join them at the closing table.

~Nathan Cook, Realtor®

Broker Associate

Classic Realty/GMAC Real Estate
3600 HWY 6 South, STE 100
College Station, TX 77845
979-324-8844 cell

Comments (6)

Kay Perry
Kay Perry, Broker - College Station, TX
Hi Nathan, That is something I didn't know so thanks for sharing that.
Apr 23, 2008 09:20 AM

The attic is required by building code to be vented to prevent excess heat and moiture buildup (and mold).  I suppose the architect provided other means for adequate ventilation?

Jun 05, 2008 02:27 AM
Nathan Cook
BCR (Brazosland Classic Realty) - College Station, TX


Thanks for your comment...yes, that is what the buyer's inspector told us...that it had to be vented.   As I remember, it was just the zero-lot line side which was not vented; there were other means of ventilation.

By the way, that local builder is reputable and did a great job working with us on price when the appraisal came in low.

Jun 05, 2008 03:55 AM
Mary Strang
Viroqua, WI

Nathan, Smart that you consulted with your architect friend! The home inspector called out what he believed to be a problem, which could have killed a sale, but with good follow up you found the right answer! Also thanks for visiting my blog post on the Hillsboro! They also serve many Kolaches there too! Your area festival sounds like it is also a very fun time!

Jun 21, 2008 01:00 AM

No question that attic ventilation is important, if only to keep the heat and moisture levels down naturally and inexpensively. Soffits are a key part of this, but ridge vents are also a good way to getting this done. I have installed an attic fan in my house that comes on automatically when the heat reaches a certain level. They are relatively inexpensive and not too hard to install, especially if you already have a window opening in the attic.


Aug 09, 2008 02:48 AM

Where are these or other zero lot line homes located in Bryan or College Station?

Oct 10, 2015 10:17 PM