The land you choose shapes everything about your home: its design, its cost, and how it feels to live there. A beautiful lot can be a poor building site, and a modest-looking one can be extraordinary. Before you commit, here is what to look at, and why an architect’s early advice can save you a great deal of money.
- Views and orientation
Walk the property at different times of day. Where are the best views, and which directions are worth turning the house toward? Think about the sun: south-facing windows bring winter warmth in the northern hemisphere, while west-facing glass can bring intense afternoon heat. Orienting a home to both views and light is one of the most important design decisions, and the site determines what’s possible.
- Slope and topography
Steep or uneven sites can create dramatic homes, but they raise costs for excavation, retaining walls, foundations, and drainage. Flat sites are simpler to build on, though they may lack character. Ask: Where would the house naturally sit? How would you get to it?
- Soils and geology
What’s underground affects the foundation. Rock, expansive clay, fill, or a high water table can add considerable cost. A geotechnical (soils) report before purchase, or as a condition of purchase, is a sound investment.
- Water, drainage, and flood risk
Observe how water moves across the property after rain. Check flood zone maps, and for waterfront sites, learn about setbacks, erosion, shoreline regulations, and sea-level considerations. Flood and coastal zones may require elevated foundations and have strict insurance and design requirements.
- Utilities and access
Confirm what is available at the lot line: water, sewer or septic, electricity, gas, and internet. Bringing utilities a long distance can be costly. Check how you will access the property, including the driveway length, grade, and winter maintenance.
- Zoning, setbacks, and height limits
Zoning determines what you can build and where. Learn about:
- Setbacks from property lines, water, and roads
- Maximum height and lot coverage
- Design review or architectural committee requirements
- Restrictions in a subdivision, such as covenants or HOA rules
These rules can shrink the buildable area significantly. An architect can review them before you buy and tell you what is realistic.
- Easements, restrictions, and legal issues
Check the title for easements (utility, access, conservation), deed restrictions, and boundary issues. A survey will show the property lines, easements, and existing features.
- Trees, vegetation, and wildlife
Mature trees add value and character, but they also affect where you can build. Some jurisdictions protect certain trees or habitats. In fire-prone regions, vegetation and defensible space requirements influence design and cost.
- Climate and natural hazards
Consider wind, snow load, heat, wildfire, earthquakes, and hurricanes. Each affects structural requirements, materials, and insurance costs. Climate-specific design, such as deep overhangs in hot regions or high-performance insulation in cold ones, also shapes the home’s character.
- Neighbors, noise, and privacy
Visit at different times, including weekends and evenings. Notice nearby buildings, roads, and noise, and consider how future construction might affect your views.
- Local costs and contractors
Some locations have limited builders and long waiting lists, or high costs because of remote conditions. Ask local builders what they would anticipate for a project on this site. See how much it costs to build a custom home.
A quick checklist
- Visited at multiple times of day and in different weather
- Identified the best views and sun orientation
- Reviewed topography and access
- Ordered a survey and soils report
- Checked flood, fire, and other hazard maps
- Confirmed utilities
- Reviewed zoning, setbacks, and covenants
- Checked easements and title
- Spoken with a local builder
- Consulted an architect
Bring in an architect before you close
The most valuable time to talk to an architect is before you buy. We can walk the site with you, assess the opportunities and constraints, review zoning, and help you understand what a house on this land would involve. That can prevent a costly mistake or reveal that a lot you were unsure about is exactly right.
If you are considering a property, get in touch with Bjella Architects. For projects far from our studio, see our guide to working with an architect out of state.