by Andrew Getty
Recently, a gentleman came into the Code Office hoping that he could get affirmation, in writing, that a parcel of land he owned could not be built on.
He believed his assessment was too high and he was trying to show the Assessor that the land had no value based on this letter he was looking for.
Usually a property owner is mad because a building permit may be hard to get… and they want to build something! It’s all about what you’re trying to accomplish.
The answer he was given was not exactly what he was hoping for.
Sure, the lot had steep slopes, greater than 15 percent… which may prohibit a traditional on-site wastewater treatment system, a septic system.
However, that does not mean a septic system of some kind can’t be done…..it only means a traditional system cannot be placed.
A traditional system is the old, time-tested, trench, stone and pipe.
In the past ten years there have been many advances in septic system design, treatment and dispersal.
The old traditional stone and pipe in trench systems are becoming the least used design.
The gentleman also assumed that a structure could not be built on slopes greater than 15 percent.
The Residential Code of New York (same as the International Code) does not prohibit the construction of a single family dwelling because of percentage of slope of the land.
It may make engineering more challenging. The steeper the slope, the more complicated the structural design and storm water management becomes… but that doesn’t mean the parcel is prohibited from building upon.
When this office receives an application for a building permit for a new house, all the normal things are required. Plans and specifications.
The more complicated the structural design, the more engineering required. The more difficult the soils for the septic design, the more engineering required.
Steep slopes dictate proper on-site drainage control before, during and after construction.
Sure, the more difficult the lot, the more development costs are bound to go up proportionately.
But none of that would prohibit the possibility of ultimately building upon it.
Assessments, or value, all comes down to what someone will pay for something.
The logistics of building on certain lots will vary from lot to lot. Slopes, access, trees, rocks, bedrock, poor soils, wetlands, travel time, are all variables.
What the consumer is looking for is another variable.
One person may want that “not so easy lot to build on” because of location, privacy, remoteness or uniqueness… whatever the reason.
The best thing anyone can do is to find out through competent engineering opinions how difficult it may be to actually get a permit.
Know your land, think as someone who is trying to build on it, and list all of the potentially difficult obstacles to overcome.
Then make an appointment with your Assessor and openly discuss these things.
The Assessor can show how the assessment was derived, and then maybe you can show the Assessor why you believe the current assessed value does not reflect the reality of your parcel.
Now, in the reverse, if you have land for sale, how can you be prepared to show that your lot is worth what you’re asking for it?
It’s all about that concept of buy low / sell high.
The seller may consider hiring an engineer to do the required deep tests and soils analysis before the lot goes up for sale.
Show, by competent information a building permit can be obtained easily.
Get a new survey, have the boundaries clearly marked, and show where a house could go and provide the septic design prepared by an engineer as part of the package.
Will this automatically increase the value of your lot?
Maybe, maybe not. What is the value?
Again, the value is what someone is willing to pay, and of course you don’t know that until you agree on an offer.
But having that information ready, so there are no questions, certainly increases the desirability, which may make your lot sell quicker than another…
And that has a value.