All Forum Posts by: Chris Bonner

Sina - 

  Entitlements can really make or break the success of larger track developments. What can you build by right, how hard are the restrictions/zoning to change?
  Are there any hazards that need to be avoided or assets to the property to exploit?
  If purely residential, creative use strategies and layouts can really help boost yields and the resulting quality of the product. Many developers look for lower cost civil engineering services to start, and the result is less than desirable. Density is your friend, but seek out how to best do it to create a desirable place, minimize you utility/road costs, and retain value throughout the development stages (if phased).
  Nature can be a great asset, resist wholesale clear cutting!

  Also make sure you look at utility access, as road/drive issues often are tied to other municipal items. Not knowing how rural your land is, things like sewer, power, fire hydrant location can come into play if far from existing connections.
   Look also at land banking some of these lots, if you want to build 3 homes, located them close to each other that may leave some space for future expansion if the first round is successful.
   Talking to local builders is also a must, you are unlikely to be able to get the same pricing/etc as a larger builder for 2-3 homes. Resulting in lower quality construction and/or higher pricing to try and match them.
   If you didn't do soils testing when you purchased lots, now would be a good time to understand any other hidden costs. That area of LA can be tricky.

Alex -  Construction can be a complicated animal. If currently don't have any experience with building, a renovation type project is likely going to give you a wealth of knowledge with less risk then new construction. Renos still have a lot of risk, but there are a few less moving parts to nail down. A renovation also allows you to build a great team, something you'd want work out before starting on a new build. You could certainly dive into a new build cold turkey, but you are then relying on your team very heavily to make it a success with little ability to self assess progress etc.

Sharing the scale of what you are planning can make a big difference on the answers too.. are you talking about  a single family house or 2, duplexes, small multifamily, or larger? Each has its own issues. Zoning is an important first set to to look at to make sure your vision is actually allowed on the land. Then you can start digging into utilities/etc that might be large hidden costs many don't realize are needed.
  As others have stated, new ground up construction is a different animal then renos/etc. Value add renovations might be the best means to start to get the experience to transition to new construction. Relying totally on your GC for everything can leave one in a tough position.

Construction costs continue to be out of balance in markets near me. They make projects hard to pencil out and riskier to move forward with. The pricing seems detached from the realities and quality of the services rendered, or the accounting of the project as a whole.

@Pedro - I would also be surprised if you'd be building anything custom with Miami-Dade County regulations for that range as well. Block construction built correctly is rarely less expensive than Lumber.

   I'd be specific as to what 'ecofriendly' means to you when talking with GCs and Architects... I.e. environmentally conscientious, cost of ownership, generally lifestyle and design, and/or part of a 3rd party verification program. Design fees can very greatly depending on what service you want and/or are offered. Interview a few professionals and get proposals to compare.

   Architectural services go much farther then just plans, so understand what you want and that will reflect in the cost of services. Are you just looking for permit ready plans, custom design, and/or full services that include construction observation? Architects are hired to be your expert in the process (if you contract for full services). If your knowledge of construction is low, you'd otherwise be relying on the GC to do everything correct w/ a reasonable level of quality (inspectors just look for minimal code compliance).

    Even 'builder templates' or stock plans will require their own trip through the City for permitting. A previous design may have already been built and approved before/elsewhere, but codes may have changed/etc. I'd be conscious that builders often tout 'design/build' services where they higher architect/designer and then just mark it up to you the owner in their costs. You often don't get the level of service/representation in this scenario during construction.
   Good luck on your project!