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Get The Dirt On The Lot Before You Buy

Vacant landWhen choosing a piece of land to build a home on, most people base their decision on the topography of the land.  They can see how steep it is and what type of home would be the best fit for it.  They can see how many trees are on the lot and if there is or will be a view. They can see that the south facing slopes are melted quicker than the north facing ones.  When it comes to building on that lot, they should have a good idea of what they are getting in to, right?  Unfortunately, while the topography tells us a lot of things it doesn’t tell us everything.

A couple components of the land that are easily over looked are the dirt and water. Sure, every lot has dirt and water, that is what you’re buying after all.  But what kind and how much can have a big impact on the costs involved in developing that lot.  Anyone that has ever tried to dig a hole in the Rocky Mountains knows there are a lot of rocks in the ground.  But there is also sandy soil, a variety of clay and varying water tables.  The make up of the dirt and water content in your lot will determine the type of foundation you need, the type of septic system if one is required, and the drainage requirements necessary.  These components can drastically impact your construction costs.

So how do you know what type of dirt you have?  How do you know if there is too much water on the lot?  The best way to evaluate your lot is by getting a soils test.  In our local market, a soils test is the responsibility of the buyer.  It’s an inspection of the ground and therefore a buyer’s expense.  Some lenders will require a soils test in order to approve a loan on the property.  They don’t want possibly over valued land as collateral for their loan and neither should you.  The topography of the land will impact the cost involved but you should anticipate $2000-$3000 and a timeline of several weeks.  If the seller has had a soils test done in the past they may provide it to prospective buyers.  Drainage through the lot may change over the years but soil conditions usually don’t.  However, a soils report over seven years old may not offer any liability protection if building decisions are based on it.

A soils test is more frequently performed prior to the sale of a lot but it may not be the only part of the lot you want to inspect before hand. The Summit County Planning and Engineering Department requires a Slope Stability Analysis on any lot where building will disturb slopes that have a 30% grade or steeper.  Wetlands can impact the ability to build on a lot.  Any disturbance to wetlands requires approval by the Army Corps of Engineers and building around the wetlands may not be an option on all lots.  Even if there is enough room for the house, there may not be enough room for a septic system.

By now you may be holding your head reeling from the amount of expenses piling up on a lot that you don’t even own yet.  You need to realize that spending a few thousand dollars now may keep you from spending many more thousands of dollars on a piece of land that won’t work for what you want or one that will cost you thousands more to build on than you thought.  If it turns out that the lot has good dirt and water, the expenses you incurred were expenses you would have had to incur to build anyway.  Evaluating the ground before making a purchase is something every buyer of vacant land should consider.

Some of the information in this article was provided by HP Geotech.

Posted in: Buyer Tips, New Construction Tagged: Building, Land

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About Us

Mountain Living Real Estate, a.k.a. The Mountain Living Team, is a family owned, second generation, real estate company that has been helping buyers and sellers in Summit County since the early 90’s.  Mountain Living Real Estate is committed to going above and beyond to ensure their clients have the most amazing real estate experience possible.  Jason & Meredith take a personal approach to educate their clients, empowering them to make high quality decisions no matter the situation.  They take exceptional care throughout the sales process and beyond; striving to make each client’s path in Summit County one filled with fun, excitement & great memories.

Work with Mountain Living Real Estate and you’ll understand why so many people say, “We Love Mountain Living!”

Testimonials

View from Silverthorne

Professionally executed from start to finish

William from TX Mountain Living Real Estate November 25, 2020

Honest and realistic about pricing and negotiating. On the clients side for negotiations. Willing to go extra mile for anything we needed since we were out of state.

Kristin from VA Mountain Living Real Estate October 6, 2020

Thank you Jason and Meridith for all you did . We were very impressed from the start to the finish . Jason was very timely with his responses to any questions or concerns we had . His very calm and professional demeanor was most reassuring. The photos that Meridith took were professional grade . All Continue Reading

John from Idaho Springs, CO Mountain Living Real Estate October 2, 2020

Jason and Meredith exemplify what real estate agents should be.  We purchased two homes and sold one with them.  The attention to detail was outstanding.  It is rare in today’s world to find such a high level of customer service.   Jason and Meredith handle everything and go way above and beyond what other agents would do.  The online tools, calendar Continue Reading

Wendy from Pine, CO Mountain Living Real Estate September 14, 2020

La Riva del Lago

Thank you for going above and beyond to sell and help me close! You have been a great resource for us. We so appreciate it!

Sheila from KS Mountain Living Real Estate September 10, 2020

Most impressed with timeliness and response – working with us late in the evening. It was a pleasure. Appreciate the opportunity to work with you.

Kevin from Highlands Ranch Mountain Living Real Estate September 4, 2020

You did a wonderful job. You went up to the condo several times. Not only did you take pictures, but you set up the dining table, etc. for better showing. You came in for inspection follow up, etc. All much appreciated!! All the extra special touches and great communication from listing to closing meant a Continue Reading

Pat from Broomfield, CO Mountain Living Real Estate July 11, 2020

You went above and beyond our expectations to check out the Wetterhorn unit! You know what we like and saw the opportunity for us to purchase a unit we will enjoy!

Linda from Texas Mountain Living Real Estate June 30, 2020

Buffalo Ridge Condo

We were most impressed with the willingness to get the job done under difficult situations.

John from Manitou Springs, CO Mountain Living Real Estate April 13, 2020

January Sales get a Thumbs Up

Good communication and quick response. Knowledge of area and market. Pleasant attitude through it all.

Stacey from Texas Mountain Living Real Estate March 1, 2020

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Jason and Meredith Adams

Jason & Meredith Adams
Mountain Living Real Estate

101 Main St, #109, PO Box 4115 Frisco, CO 80443

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