I know this is a long shot & every state is different but can anyone give us a rough idea of what they had to pay? Just testing the waters here as to what to expect. We've been looking online but the website for the area we want to be in reads like some messed up road map. ???
Our county is one of the poorest in the state. Because of that the building permit was not expensive but they add a school tax to pay for buses that travel all over the place because we are rural. I think that was $3K and the build permit was about $1K for a 1800 square foot home.
Here is what they say is involved, it is alot more than they say........ Good Luck!
.How much does the permit cost?
There is no single fee for the building permit. Fees are based on the square footage and the amount of plumbing, electrical, and mechanical involved. The building permit fee will be collected at the time the building permit is issued. A plan check deposit is paid when the application is initiated.
5.What is plan checking?
Plan checking is a function performed prior to the issuance of a building permit and assures you that your plans have been reviewed for conformance to the current California Building Codes. Special engineering may be required.
6.How soon can I get a permit?
When you submit your plans, you will be told approximately when the initial plan check will be completed. Generally, signs and non-engineered minor projects can be plan checked in approximately five to eight working days, single family dwellings in seven to ten working days. If corrections are needed, the determination of the time frame will depend on the time required for the resubmittal of the corrections. Also required may be approvals from Planning, County Fire, Public Works, County Health, or other agencies. Plans are reviewed on a first-come, first-served basis.
7.When are inspections required?
A general rule to remember is that before any phase of construction is concealed by a subsequent phase, an inspection is required.
8.What does the inspector do?
The inspector checks the work that is being done for compliance with the approved plans and applicable codes and ordinances. They will inspect each phase of the job and will approve it before the next part of the job begins. The job card lists the inspections which must be made on your project. As each inspection is made and approved, the job card will be signed and dated. On new construction the inspection might follow this pattern:
a. Under slab electrical/plumbing
b. Foundation, ufer ground & setbacks
c. Bond Beam
d. Under floor framing/plumbing
e. Under floor insulation
f. Roof Nailing
g. Rough framing, electrical, plumbing & mechanical
h. Insulation
i. Sheetrock Nail
j. Final interior/exterior gas test
k. Blue tag service when riser/panel is in place.
l. Final on project
* Temporary power service when panel and riser in place - GFI only for construction power.
Thank you for that list it gives us an idea of what we need to look forward too, sorry for the noob questions. ;D
We don't wish to be caught off guard if we can help it.
In my county, it's $200 for a house under 1500 sq/ft. The township charges $25 for the septic (also need engineered plans, separate - cost us $500 for that). Electrical inspectors are paid separately.
As far as I know, that's pretty much it. And this is in NYS, which has a really bad reputation.
Ours so far in Sanpete County Utah have been.
$365-septic permit
$1000- wildland urban interface (partially refundable)
And the county told me a minimum of $1200 for the building permit.
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In South Carolina, we paid $280 for a septic permit/perk test, and $400 for the house permits. By contrast, I have a friend who built on partial wetlands in CT, and paid $66,000! That's not a typo; sixty-six thousand dollars! There's simply no way to predict without asking your local authority.
Permitting here is handled by the state for plumbing, electrical, and sewer. HVAC is inspected by the state - but all the required paper work is filed at the country. The insulation - is required by the country and filed there. Building permits are are written by the country. For our 2200 sq ft was $3000 but you get about half of that back when it finals.
Seem like we were looking at about $1000 - for sewer, electrical and plumbing - each one.
Quote from: rick91351 on January 29, 2016, 09:52:33 AM
Permitting here is handled by the state for plumbing, electrical, and sewer. HVAC is inspected by the state - but all the required paper work is filed at the country. The insulation - is required by the country and filed there. Building permits are are written by the country. For our 2200 sq ft was $3000 but you get about half of that back when it finals.
Seem like we were looking at about $1000 - for sewer, electrical and plumbing - each one.
Sounds like we might like look for some land with a septic already on it to save a few bucks.
Quote from: MushCreek on January 29, 2016, 07:10:58 AM
In South Carolina, we paid $280 for a septic permit/perk test, and $400 for the house permits. By contrast, I have a friend who built on partial wetlands in CT, and paid $66,000! That's not a typo; sixty-six thousand dollars! There's simply no way to predict without asking your local authority.
[shocked] $66,000?????? WOW! I see that your in South Carolina, when everything is done here we plan to move to Greenville, Sc. I lived there for a couple of years always regretted moving away. Some where in Pickens around Travelers Rest is where we want to be. ;D
Quote from: NathanS on January 28, 2016, 06:13:04 PM
In my county, it's $200 for a house under 1500 sq/ft. The township charges $25 for the septic (also need engineered plans, separate - cost us $500 for that). Electrical inspectors are paid separately.
As far as I know, that's pretty much it. And this is in NYS, which has a really bad reputation.
Nathan,
Do they required engineered drawings where you are? What about inspections?
I've been looking for land in NYS in your general area.
Quote from: Reed067 on January 29, 2016, 11:22:40 AM
[shocked] $66,000?????? WOW! I see that your in South Carolina, when everything is done here we plan to move to Greenville, Sc. I lived there for a couple of years always regretted moving away. Some where in Pickens around Travelers Rest is where we want to be. ;D
We're north of Travelers Rest, near Tigerville, but our mailing address is Travelers Rest. Beautiful country; I can't think of anywhere I'd rather live!
Here in southern California, the sky is the limit. Supposedly in San Bernardino county a permit is about $5,000. But it is almost impossible to find out what else they will charge you until you go there in person and talk to somebody. All city websites I have seen are designed to be confusing or totally out of date. If it was "only" $5,000 that would be bad enough, but it varies wildly. I heard $40,000 and upwards mentioned for some areas. A crappy little city down here wants $5,000 for a plan check fee!! It's nothing but revenue gathering and shortsighted at that; if they let people build, they would get tax revenue, instead of forcing people to go elsewhere.
I wish somebody would compile an up to date list of counties that don't require exorbitant permits, or better yet, none. And no, I don't want to hear from contractors on this board spouting off how it's all about safety - it's not, ok? It's legalized extortion. Every year here hundreds of house burn down because they were built of sticks and crappy plywood, but met all building codes. So safety doesn't come into it. What does come into it is NIMBYs; Not I My Back Yard! Everyone seems to have this notion that we must all conform to one another and dog-forbid, my neighbor builds a house that doesn't look like mine... The rigfht to build your own home on your own land ought to trump anyone's right to some perceived property value.
I agree with the NIMBY's to a limited extent. If you spend a million bucks to live in some button-down, HOA gated community, you really don't want the Clampett's living next door in a single-wide next door. It would negatively affect you investment, and that's not cool. I would like to see where communities would be required to have a certain percentage of the land area open to sort of unrestricted zoning. The homes would still have to be safe and energy-efficient. Septic systems would have to be compliant, because that's a health issue. Let the people that want deed-restrictions live in deed-restricted communities.
It nettles me that so-called 'tiny homes' aren't allowed in many areas, because they are too small! They ask us to save energy, but then dictate that you build a house bigger than you want or need. Many lots we looked at had a minimum house size, usually 2500 square feet. We're an older couple; what do we need with 2500 square feet?
Many of the rules in our society are because, A) There are too many people, living too close together, and, B) A handful of idiots that do stupid or inconsiderate stuff, and thus spoil it for the rest of us.
Zoning and covenants is where those minimum sizes come from rather than building code. In some places with high fees, they really don't want more people.
In the larger picture these fees are part of a county's general fund. The county is going to meet its' financial obligations on the backs of the residents one way or the other. You can pay them through the building department, or through property taxes, or through some other fees. My county is relatively poor and rural, very few services, higher than average unemployment etc... and lower taxes and fees. Works in my happiness equation. The building official is still pretty much by the book though, that level of enforcement comes from his superiors with the state, fees and enforcement are not connected. This also means we have a very good insurance industry rating, homeowners insurance is cheaper due to this rating.
Edit and aside; I sing his song here, I sing your song there, I live and work in the middle. We were toe to toe on some issue or another and the BO pointed out that insurance industry rating as being the good side of what he was doing. My response was "have we asked the people whether they want to give up freedom for safety? Every time we write a law or code we give up a freedom. Write a law, give up a freedom, it is that simple. Do you think the people want to give up those freedoms for a few dollars?", his response "I don't know"
Looking at the year model of the code the state has adopted will tell you something about the state attitude towards strict up to building date codes. We have no plan check fee, which is very common, the plans get a very quick once over. Plan review really happens at the framing inspection. It requires that you know what questions and potential issues to ask about up front.
Quote from: MushCreek on January 30, 2016, 07:29:39 AM
We're north of Travelers Rest, near Tigerville, but our mailing address is Travelers Rest. Beautiful country; I can't think of anywhere I'd rather live!
While we LOVE Asheville it is very expensive! We looked for land up in Marshall, NC & while there is land for sale no one will break up 20 acres & sell us 3 or 4 of it. >:( No, jobs up there that pay decent but Greenville has very good paying job & the economy is over all better. We have a lot of friends in both towns but need to live where the jobs are.
It is very beautiful there. A friend of mine said to look for land in Pickens area & that they are not so strict about building codes that way. Greenville reminds me of Asheville 20 years ago we can't wait to move! ;D
Quote from: Don_P on January 31, 2016, 08:19:59 AM
Zoning and covenants is where those minimum sizes come from rather than building code. In some places with high fees, they really don't want more people.
In the larger picture these fees are part of a county's general fund. The county is going to meet its' financial obligations on the backs of the residents one way or the other. You can pay them through the building department, or through property taxes, or through some other fees. My county is relatively poor and rural, very few services, higher than average unemployment etc... and lower taxes and fees. Works in my happiness equation. The building official is still pretty much by the book though, that level of enforcement comes from his superiors with the state, fees and enforcement are not connected. This also means we have a very good insurance industry rating, homeowners insurance is cheaper due to this rating.
Edit and aside; I sing his song here, I sing your song there, I live and work in the middle. We were toe to toe on some issue or another and the BO pointed out that insurance industry rating as being the good side of what he was doing. My response was "have we asked the people whether they want to give up freedom for safety? Every time we write a law or code we give up a freedom. Write a law, give up a freedom, it is that simple. Do you think the people want to give up those freedoms for a few dollars?", his response "I don't know"
Looking at the year model of the code the state has adopted will tell you something about the state attitude towards strict up to building date codes. We have no plan check fee, which is very common, the plans get a very quick once over. Plan review really happens at the framing inspection. It requires that you know what questions and potential issues to ask about up front.
Starting to wonder if we would be better of having one of those storage buildings that Lowes, Home Depot, etc. sells. They already meet state building codes. Save some money that way.
Quote from: Reed067 on January 31, 2016, 12:55:48 PM
Starting to wonder if we would be better of having one of those storage buildings that Lowes, Home Depot, etc. sells. They already meet state building codes. Save some money that way.
They may meet codes for storage sheds, but not for dwellings. Meeting codes isn't hard, but it costs extra money to show compliance and they are all geared to one or two types of construction. Anything different or better and they don't know what do and charge you $200 an hour for thinking about it.
Offgrid is the way to go if you do not want the building department after you. Even here in California if you are away from the cities it is pretty reasonable. My 1,800 square foot per floor 3,600 total was only $4,000 and I am sure you do not need something this big. I did for my business.
I like the code because not all people are smart enough to follow or understand it. I do not want those folks building a fire trap and starting a wildfire near my wife and I.
You want abundant sunshine first and a 30 minute drive or so to town second.
A decent source of firewood and rain of over 10" per year.
The last and probably most important is you should really love the place! Good Luck!
Quote from: Dave Sparks on January 31, 2016, 02:18:36 PM
Offgrid is the way to go if you do not want the building department after you.
Good Luck!
Getting of the grid was our first choice but my wife's health stops us from doing so. We love the idea of a cob house but I am guessing that those to require state inspections. ??? Cob houses are always in the back of our minds. We keep hearing on how cheap they are to build but, what's the reality of the cost to build one? They are so beautiful & would love to live in one. I have to wonder about inspections for homes such as Cob too. ???
There are a few COBS here in my county. The county does the inspection not the state BTW. Remember the size drives the cost.
I think Glen the old admin here had every form of construction on his property on the next mountain from me.
If you have to have utility power (and I know very few that have to these days) you will always have that cost to add.
Alternative construction is fun for some inspectors, I've talked through the project, show I've taken care of business and the inspector has gotten on board and given me broad latitude. The same scenario can be a pain for others, its the human part of the equation.
Actually most storage building do not meet residential code, even the ones that look like a house.
Quote from: Aerco on January 31, 2016, 01:04:00 PM
They may meet codes for storage sheds, but not for dwellings. Meeting codes isn't hard, but it costs extra money to show compliance and they are all geared to one or two types of construction. Anything different or better and they don't know what do and charge you $200 an hour for thinking about it.
Never thought about having to meet code for something to live in. Thanks for that have to look into that, now I need to go take something for this headache....
Quote from: Reed067 on January 31, 2016, 04:13:24 PM
Getting of the grid was our first choice but my wife's health stops us from doing so. We love the idea of a cob house but I am guessing that those to require state inspections. ??? Cob houses are always in the back of our minds. We keep hearing on how cheap they are to build but, what's the reality of the cost to build one? They are so beautiful & would love to live in one. I have to wonder about inspections for homes such as Cob too. ???
What is it that she needs that has to be tied to the grid? I have 2 solar medical clients that have a back-up generator and another that has a spare inverter wired in and ready. I am just curious if you do not mind? Thx!
Quote from: archimedes on January 29, 2016, 03:30:26 PM
Nathan,
Do they required engineered drawings where you are? What about inspections?
I've been looking for land in NYS in your general area.
Chenango County doesn't require engineered plans for anything under 1500 square feet. The main code guy told me that as long as you follow the code you don't need your foundation engineered either.
Here's the actual permit
http://www.co.chenango.ny.us/code-enforcement/documents/bldgpermit.pdf
Foundation, framing, plumbing, electrical, energy, final.
Otsego County says you need an engineers stamp for your plans, but I talked to an inspector that made it sound like they will waive that as long as your house plans are simple.
The engineer I used for septic said he would do an engineered foundation for $300-350 if the county requires it, otherwise he said that the plans I drew up are fine. He also has told me that I could do the leach field myself, which is pretty cool and would save a lot of money. NYS has a bad rep and it definitely deserves it sometimes, but my experience (so far) has been that the rural areas are less stringent than some of the stuff I have read about in VT, NH, and well.. lots of the other states.
I also suspect the engineer I am using would stamp the house plans (universal two story) we are using for a very reasonable fee. Which, if you read about how expensive and difficult it can be to get plans stamped, it can be very discouraging.
Quote from: Dave Sparks on February 01, 2016, 12:19:43 PM
What is it that she needs that has to be tied to the grid? I have 2 solar medical clients that have a back-up generator and another that has a spare inverter wired in and ready. I am just curious if you do not mind? Thx!
It's not that she has to be tied to the grid per say but she does have some health issues that could keep her from helping out & around the place. We have some friends who are off the grid & we have helped them with things that my wife can't always do, nor will I be able to do them alone as we get older. Our main concern is price & up keep of the batteries someone told us that it can be VERY pricy to buy & keep them going. This came from a guy had some made some GOOD money in his life. HE said IF you struggle now then having to buy & up keep the batteries will become a struggle. We like the idea of being off the grid but damn it I NEED my running water. :P
Not to be discouraging, but I'm new here and just stumbled across this forum and found this thread:
http://countryplans.com/smf/index.php?topic=10521.0 (http://countryplans.com/smf/index.php?topic=10521.0)
Ten years and $58,000 before they could even start building. California. That is utterly insane. All designed to keep out the riff-raff like working people, I guess.
As much as I love California, building here seems out of the question, for the average person, unless you're willing to go the bleakest parts of the high desert. Somebody I know lives in West Virginia and all he had to pay was $25 for septic permit.
Holler if you need any cheese with that :)
When we moved here I think the permit was $20.40 and then the county health dept was about the same. My personal feeling is that building is the most financially tight time in most people's lives. We also know that home ownership is a positive in any community. How to fund the building department and how to charge fees for construction is up to the local community. We can as a community pinch pennies and close the door behind us or we can help get that young couple settled down and working on the house and out in the yard instead of disenchanted, renting and cooking meth.
Don't build near a resort town ;)
I once worked in planning and zoning near Aspen and commonly saw house permits around the $100k mark.
Quote from: Aerco on February 02, 2016, 12:25:39 PM
Not to be discouraging, but I'm new here and just stumbled across this forum and found this thread:
http://countryplans.com/smf/index.php?topic=10521.0 (http://countryplans.com/smf/index.php?topic=10521.0)
Ten years and $58,000 before they could even start building. California. That is utterly insane. All designed to keep out the riff-raff like working people, I guess.
As much as I love California, building here seems out of the question, for the average person, unless you're willing to go the bleakest parts of the high desert. Somebody I know lives in West Virginia and all he had to pay was $25 for septic permit.
They built in a big town, it was an historic district. Not a realistic scenario for someone on a budget!! They did a nice job!
I mainly work with people building offgrid homes. Some in California and some all over the world. None of the folks in California (mostly in the Sierra Foothills) and very rural took longer than 3 years to get a certificate of occupancy. Most spent alot less, alot!
The Sierra foothills are high on my list of desirable places. I would certainly consider an off-grid set-up, since getting power to anywhere except a couple of feet from the nearest pole will cost you easily as much as a halfway decent solar/wind/whatever set-up.
I'll keep looking, but getting first hand information about affordable places to build is like a tedious business. My absolute limit is $5000 of extortion fees, any more and I'll just go to Texas.
There is a reason that it is cheaper in Texas. I am not trying to bad mouth the place as I like it and have clients there. Everyone has their reasons and mine are I need a place that has good rainfall, good firewood, and good sunshine/weather most of the year. We had 9 days last year that our battery did not fully charge. We had 3 days we had to use a four wheel drive. I like that!
For both my builds in San Diego County, I paid less than $9,000 each for fees. If you get the 'green building' stamp, they knock 10% off the plan check fees, 10% off the permit fees, and expedite your plans for free. There were a few options for getting the green building stamp but the avenue I went with was coming in well below the title 24 energy calculation btu consumption allowables. It meant framing with 2x6's and using the high r-value insulation, radiant barriers, high efficiency appliances, and window area less than 10% floor area. There were probably other factors that escape me now
http://www.sandiegocounty.gov/pds/greenbuildings.html
Looks like they've reduced the incentives some since I built, but still worthwhile