A Blueprint for Success

Today we are talking about an ESSENTIAL aspect, the bedrock even, of the entire custom home-building process. It provides a comprehensive visual representation of the property and plays a pivotal role in ensuring the success of your custom home project. Any guesses?!

What is a Site Plan?! (In classic Jeopardy style)

You guessed it- A site plan is a detailed and scaled drawing that showcases the layout of the property, its dimensions, and the relationship between the proposed structure and the surroundings. It encompasses crucial elements such as property boundaries, topography, existing structures, utilities, landscaping, access points, and more.

Maximizing the Potential of Your Property

A well-thought-out site plan can unlock the full potential of your property. It allows you to optimize the use of available space, taking into account the natural features of the land. Understanding the topography, soil conditions, and drainage patterns through the site plan enables you to position your home in the most advantageous way. By aligning the design with the natural landscape, you can capitalize on scenic views, capture natural light, and implement energy-efficient strategies.

Ensuring Regulatory Compliance

Custom home construction must adhere to various local regulations, zoning codes, and building ordinances. A site plan serves as a critical tool to ensure your project complies with these requirements. It helps you determine setbacks, height limitations, and other building restrictions that may apply to your property. By starting with a well-designed site plan, you minimize the risk of costly delays, redesigns, or even potential legal issues down the road.

Seamless Integration of Design and Landscape

A harmonious relationship between your home's design and the surrounding landscape is essential for creating an aesthetically pleasing and functional living space. The site plan acts as a bridge between the two, allowing architects and landscape designers to collaborate effectively. Proper planning ensures that outdoor areas, such as gardens, patios, and pools, blend seamlessly with the architecture, fostering a unified and inviting atmosphere.

Budget Management and Resource Allocation

Constructing a custom home involves significant financial investments. A site plan helps you allocate resources wisely by offering a clear understanding of the construction requirements. It aids in determining the best locations for utilities, such as water and electricity connections, reducing the cost of extending infrastructure. Moreover, by considering the site's challenges and opportunities from the outset, you can anticipate potential additional expenses and plan your budget accordingly.

Effective Communication with Contractors

Effective communication is PARAMOUNT when building a custom home! The site plan serves as a visual reference that helps you convey your vision to architects, contractors, and other professionals. It minimizes misunderstandings and ensures everyone is on the same page throughout the project.

Conclusion

Don’t neglect the site plan! Its significance lies in its ability to maximize the potential of your property, ensure regulatory compliance, integrate design with the landscape, promote sustainability, and streamline communication. By investing time and effort into creating a comprehensive site plan, you set the stage for a successful, efficient, and peaceful home-building journey. Remember, the old adage holds true: "Failing to plan is planning to fail." So, let your site plan be the blueprint for your dream home's success and your peace of mind!

Getting Utilities on Raw Land: A Journey Through the Expected Costs

Howdy landowners and future builders! Today, we are exploring the fascinating world of getting utilities on raw land. 

We all know that bringing your dream home to life requires more than just imagination and a sturdy foundation. Maybe the need for developing raw land with utilities has never crossed your mind, but it's time to dive into the details you need to know. 

The Key Components

Electricity, water, natural gas, and sewer (or septic systems for most areas) are the key players in the utilities game. The cost of getting these utilities on raw land near San Antonio can vary based on factors like location, type of service, and distance from existing lines. But fear not, we’re here to break down what we can! 

Utility Cost Breakdown

Electricity: The power source that keeps your lights shining and appliances buzzing. Depending on your home's size and electrical needs, budget between $1,000 and $5,000 to connect electricity to your raw land. 

Water: The life force that quenches your thirst and keeps your plants thriving. To get water flowing on your land, set aside around $1,000 to $5,000. Remember, the cost may vary based on your specific location and water service requirements. 

Natural Gas: The energy source that warms your hearth and cooks your favorite meals. You'll typically need between $1,000 and $5,000 to bring natural gas to your property near San Antonio. Be sure to check with your local utility company for specific costs and availability in your area. 

Sewer (or Septic System): Ah, the unsung hero of waste management. If you're in an area where a septic system is required, you'll be looking at an estimated cost of $10,000 to $12,000. Remember, this option offers you greater independence and flexibility when it comes to waste disposal.

Now, let's not forget about trenching and installation—you can expect to invest between $1,000 and $5,000, depending on the length of the trench and the type of utilities you're installing. It's essential to factor in these costs when planning your budget for utilities. 

Keep in mind that these numbers are estimates! Reach out to your local utility company for accurate pricing tailored to your specific situation. They're the experts who will guide you through the process and provide the most up-to-date information. 

Tips to Get Started

To help you on your journey, here are a few tips:

1️⃣ Contact your local utility company: They hold the knowledge of available utilities in your area and can provide detailed cost breakdowns.

2️⃣ Seek multiple quotes: Gather quotes from different contractors to ensure you get the best price for trenching and installation.

3️⃣ Be prepared for deposits: Utility companies may require a deposit before connecting your utilities, so plan accordingly.

4️⃣ Patience is key: Remember, Rome wasn't built in a day, and neither will your utilities be connected overnight. It may take weeks or even months to complete the process. Stay positive and stay patient. 

So, future custom homeowners, keep your dreams alive, stay informed, and remember that the reward of having your own peaceful oasis is worth the time and money invested. By understanding the costs involved and following these tips, you'll be better equipped to navigate this part of your journey! 

If you have any questions or need further assistance, feel free to reach out. We are here to support you every step of the way. Happy building!

P.S. If this is overwhelming and you want nothing to do with setting up your utilities- we hear you! We offer a preconstruction package in which we handle the nitty-gritty details of developing your raw land so your mind can rest easy. Schedule a consultation call and ask all about how this package could work for you!

Start With a Budget, NOT a Floor Plan

It is MUCH easier to build a floor plan based on a budget than it is to chisel away at an expensive floor plan.  You will almost certainly be over budget on your construction project if you go with the latter option.

At JD Rock, we push peace of mind above all else.  If you cannot pay for your “dream home” with peace of mind, it will turn into a nightmare!  

Now, it probably goes without saying that the more expensive the custom home, the more the builder will profit. But as the builder, we are here to say that we would rather you build the less expensive home with less stress than sacrifice your peace and max out your budget.

We at JD Rock obviously do not know your personal financial situation – so it is up to you to do your homework and determine what you can afford.  We recommend a build budget at least 8% lower than what you are pre-approved for at the bank.  So, if your bank approves you for a $700,000 construction loan, we recommend not to exceed a $644,000 contract with a builder ($56K less than your approved amount). We know this sounds crazy- but by doing so, you are setting yourself up for peace of mind.  When it comes time to make finish-out selections for your home (flooring, fixtures, appliances, etc), you can feel the freedom to splurge a little.  However, don’t forget about all the sneaky expenses at the end of the project like paying movers to haul in all of your furniture.  If you are renting a home during the build, is the timing going to align so that you never pay a mortgage and rent check the same month?  If not, have money allocated for this!  Are you going to want to host a party or two in your new home once you are settled? Prepare and don’t let yourself be house rich while cash poor (all your money is locked up in your home).

Again – we push peace of mind above all else.  Your family will experience peace and joy in your home when you live within your means.  An extra 500 square feet of living area will not produce lasting joy.  Neither will a $12,000 refrigerator.  Chase peace and joy, don’t chase the Joneses.

Are you ready to build a custom home but don’t have a full set of plans?

How exciting!! You’re ready to build.  Maybe you’ve found a floorplan online you like but want to make a few changes.  Or maybe you have started talking to an architect to get some rough plans drawn up.  We have an earlier blog post detailing the difference between online plans and hiring an architect you can check out, but either way- you’re on the right track!  At this point, you have 2 different paths to choose from for the pre-construction phase.  You need to have a full set of plans before signing a contract with a builder, and there are two ways to go about obtaining these plans.

A Full Set of Plans

*full set of plans to include (at a minimum) the following:

1. Site plan – including flatwork & utilities

2. Floor plan

3. Reflected ceiling plan

4. Roof plan

5. (4) exterior elevations

6. Electrical plan

7. Engineered foundation plan

8. Engineered structural framing plan

The Two Pre-Construction Paths

Path 1: Manage the design phase yourself.

Path 2: Sign a design agreement with a builder.

There is no right or wrong option here.  It is totally up to you and your specific situation!  We’ll try to lay out the details of each path so you can make the decision that is right for you.

Path 1: Manage the design phase yourself.

Our very first client at JD Rock took this path, and we had an amazing experience with them!  Over the course of several months, they took the time to have an architect draw up plans for their custom home and corresponded regularly to ensure every detail was just right.  Next, they hired an engineer to engineer the plans.  Then, they sent their full set of architectural and engineered plans to multiple builders to bid on their custom home.  Thankfully, we won the job and got to work with these wonderful people!  The project went smoothly because all of the plans were finalized before we started construction.  

I would note – for this project, there was no HOA or official city to deal with.  This made the pre-construction phase much easier as the client did not have to seek approval from these entities.

Path 2: Sign a design agreement with a builder.

The second option for the pre-construction phase of your custom home is to sign a design agreement with a builder.  This option would work best for somebody who may not feel totally confident managing an architect and engineer on their own.  A design agreement hires a builder to manage and coordinate with you, the architect, and the engineer to design the ideal home for you – providing cost projections along the way.  By involving the builder early in the process, you’re avoiding the potential mistake of designing a home that is thousands of dollars (or more) over your budget.  Just to be clear – a design agreement does NOT necessarily lock you into using this builder to construct your home.  At the end of the design phase, you could submit your finalized plans to other builders for pricing and choose the best deal.

So again, there is no right or wrong option here.  You need to decide how hands-on you want to be, and how confident you are in managing the pre-construction phase on your own. Ultimately, choose the option that allows you to sleep in peace at night. We will never stop encouraging you to choose the path with the most peace of mind.