When designing your house, it's easy to get distracted by shiny finishes and overlook the important structural details. Here's your cheat sheet for conversations you need to have early with your architect and structural engineer because changes after plans are set can quickly turn painful and expensive.

Foundation: What’s under your feet?

Basements, crawlspaces, or slabs each has trade-offs. Basements are perfect for storage or your hidden speakeasy, but here in Seattle, they often become damp and dark. Crawlspaces are budget-friendly and give easy utility access but can become moisture traps without proper ventilation. Slabs are quick and cheap, but once pipes are buried, fixing them becomes an excavation nightmare.

Don’t just pick one because it worked for your neighbor. Your lot’s slope, soil type, and drainage dictates what's best. Rocky terrain might mean crawlspaces. Steep slopes might call for daylight basements. Let your engineer guide you based on your land’s unique puzzle and your needs.

Recessed features: Small details with big impact

Want a curbless shower or flush-mounted patio heaters? These seemingly small features need specific structural adjustments like dropped subfloors or specially spaced joists. Hidden roller shade pockets? They require specific framing decisions.

Bring these details up early. If you wait until framing, you’ll be stuck revising plans, recalculating loads, and dealing with construction delays.

Heavy stuff: Floors have limits

Most floors handle about 40 pounds per square foot. Add a home gym, heavy safe, or rooftop deck, and you're pushing those limits. Sagging floors and cracks won’t appear overnight. They'll creep in slowly, causing expensive fixes later.

Tell your engineer from the start where heavy loads will be, avoiding reinforcement headaches down the road.

HVAC: Plan for the hidden giant

HVAC ducts can be surprisingly large up to 16” in diameter! If you don’t plan for them upfront, you’ll end up with awkward soffits or reroutes that eat into your ceiling height. Trusses with open webs make life easier by letting ducts pass through cleanly. Traditional beams? You'll be drilling, dodging, or lowering the ceiling to make it work.

Don’t leave this to the last minute. Once framing is underway, changes can mean tearing things open and delaying the whole schedule. Coordinate HVAC and structural designs early. Whether it’s central air, mini-splits, or radiant heat, get everyone aligned before you build yourself into a corner

Structural flair: Cool details need serious planning

Cantilevers, floating stairs, raised parapet walls. They look amazing and elevate your home’s design. But they’re not plug-and-play. These features need specific beams, posts, and supports built into the design from the beginning. Done right, they make a house feel custom. Done late, they cause expensive revisions and delays. Flag them early.

Big openings: Go wide, but plan ahead

Huge windows, pivot doors, NanaWalls, or wide garage doors look incredible, but they require structural accommodations like steel beams, larger headers, or hidden posts. Decide early to avoid expensive surprises, permit revisions, and delays.

Trusses vs. beams: The hidden battle

Trusses have open webbing, perfect for running plumbing, wiring, and ductwork easily. They span greater distances, ideal for open floor plans, though they can cost a bit more upfront.

Traditional beams are straightforward and cheaper initially, but they're solid with no easy routing for utilities. That means drilling or routing around them, complicating framing and reducing ceiling heights.

Final thought: Don’t wing the bones

Structure isn’t glamorous, but it’s the difference between a house that looks good and one that works well. Talk to your engineer early. Be clear about what you want. Make sure your systems play nice together.

If you love a seamless, built-in look, say so early.

Then? Build something that’s not just beautiful, but built to last.

So you’re ready to build a house. Great. But before you start with an architect to sketch your dream home, there are a few unglamorous steps you’ll want to take first.

They’re not fun. They won’t give you Pinterest inspiration. But they will save you time, money, and a lot of backtracking.

Start with a professional survey

This is the one thing you should do first, no matter what. A proper topographic and boundary survey maps out your property lines, slope, fences, utilities, trees—basically everything on the lot that matters.

Your architect needs this. So does your geotech engineer. And your arborist. Almost every next step depends on it, so don’t wait. Order the survey early and get that ball rolling.

Parallel process everything else

Once the survey is in motion, you can kick off the other pieces. The arborist and geotech reports need the survey to get started. Others like figuring out your rough budget or how you want to live can happen anytime.

Either way, most of these have long lead times. Our geotech report took two months. Arborists can be booked out weeks in advance. So it’s worth starting them all in parallel if you can.

Geotech report (yes, your dirt matters)

This tells you how buildable your lot is. It’ll confirm your soil type, drainage, and how much of the lot you’re allowed to cover with hard surfaces like roofs, patios, or driveways. Cities call this your “maximum impervious surface” and if you go over it, you’ll run into serious design problems.

Without a geotech report, you’re basically guessing what your lot can handle. Don’t guess.

Arborist report (the city cares a lot about trees)

Most Eastside cities have strict tree rules. You’ll need to document what’s already on your lot including the species, size, health, and exact location. An arborist will help you figure out how many “tree credits” you need and how many new ones you’ll need to plant. They’ll also draw up tree protection zones that limit where the house can go.

Bonus: if you have a dead or hazardous tree, the arborist can help you document it for removal. It’s worth doing this early to avoid surprises later.

Define your needs and dreams

This is the fun part. Think about how you live now and in the future. Is this your forever home or just a 5-10 year plan? Do you work from home? Have kids or pets? Host big family dinners or prefer quiet mornings with coffee and a book?

The clearer your answers, the easier it is for your architect to design something that actually fits your life, not just a photo you saved online.

Borrow from real life

One of the best ways to figure out what you want? Walk through other people’s homes. Visit open houses. Ask your friends and family what they love and what they’d do differently next time.

What layout actually works day-to-day? What feels too cramped, too open, or just right?

You can also peek behind the curtain: here’s how to get full architectural plans from homes in PNW for free. It’s easier than you think, and super helpful for ideas.

Set a rough budget

You don’t need to know every line item, but you should have a ballpark range. Are you building on a “we’ll make it work” budget or “this is our forever home, let’s go all out”? Your architect doesn’t need exact numbers, but they do need a sense of scale. No one wants to design a $4 million home when your actual budget is $1.5M.

Check for an oil tank (seriously, do this early)

If your house was built before 1980, there’s a good chance there’s a buried heating oil tank. If it leaked, you could be on the hook for $100K+ in cleanup costs.

WA’s PLIA program can cover up to $60K, but the clock starts ticking fast. This should be one of the first things you check after closing.

Don’t miss the window.

👉 Here’s how to check and get covered

Summary

Start with the survey. That’s your foundation. Once that’s in motion, kick off the geotech and arborist reports, and start thinking through your budget and lifestyle needs. All of this gives your architect the tools to design something that fits your lot, your goals, and your actual life.

Done your homework? Here’s what to expect next when working with an architect.

Then, the fun can begin.

Working with architects isn’t just admiring renderings

It’s a relationship. One that works better if you’re clear, responsive, and don’t pretend you don’t own 47 tubs of LEGO.

This isn’t a full manual. Just a short guide to help you avoid mistakes, have more productive meetings, and actually end up with a house you want to live in.

Start with how you live, not what you saw online

Before you sketch layouts, zoom out.

Is this your forever home or just a five-year stop along the way? Work from home or stuck on 405 every day? Got kids, pets, or parents? Collect wine or cars? Addicted to Costco? Music? Art? Tinker in the garage? Do you host dinner parties or hide from people?

Your lifestyle drives the layout. A good architect will help, but only if you’re honest about how you live and how you want to live later.

Turn that chaos into rough needs

Once you’ve brain-dumped your lifestyle, translate it into basic needs.

How big is the house? How many bedrooms, baths, floors? Do you need an office? A gym? A playroom? A scullery? A soundproof drum cave?

Don’t worry about getting it perfect. You just need a baseline. Otherwise you’ll walk into your first meeting and forget something critical to your lifestyle like a music room.

And think budget. Early and honestly. No one wins when you plan for your dream house but only budgeted for a nice shed. Leave a buffer. Surprise fees, rising costs, and $8,000 steel beams love to show up uninvited.

Borrow from what works

You don’t have to start from scratch. Walk through open houses. Visit friends and family. Pay attention to what feels good in a space and what doesn’t.

What worked for them? What do they wish they’d done differently? Everyone has a “we should’ve added more outlets” story. Steal their hard-earned lessons.

And if you want to see real-life floor plans, not just pretty photos, here’s a simple way to get full architectural drawings for free:

👉 How to Get Floor Plans Online—It’s Easier Than You Think

The more real examples you look at, the better you’ll be at spotting what you actually want.

Meeting #1: Walk the lot and share your needs

Start at the site. You and your architect should walk the lot together.

You’ll look at slope, sun, noise, views, wind, traffic, and neighbors. That dream layout might need to shift because of a tree, a hill, or a zoning rule from 1984. Good architects design with the land, not just on top of it.

This is also when you share your needs and initial ideas. Be honest and open. Your architect will start unpacking site constraints like setbacks, easements, height limits, tree protections, view corridors, etc. Every lot has its baggage.

Meeting #2: Sketch floor plans

Ideally, this is an in-person brainstorm. Your architect might call it a “charrette” to sound fancy.

Stay flexible. Maybe that guest room needs to double as an office. Maybe the powder room gets moved because of plumbing. Architects bring value by challenging assumptions and spotting stuff you didn’t think about.

After productive debate, you’ll sketch a rough layout that balances your lifestyle, constraints, and budget.

Go home. Sleep on it. Walk through your routine in your head. Run it by friends. Post it on r/floorplan if you’re feeling brave. You’ll probably make changes a few times and that’s normal.

Refine the floor plan

This is where the back-and-forth begins. You’re thinking about flow, light, privacy, noise, storage, transitions, and vibes. It’s a lot.

Be specific with your feedback. “We need more space” isn’t helpful. “We need a Peloton zone and a standing desk in the office” is.

And batch your thoughts. Don’t text your architect one idea at a time like you’re live-tweeting your brain. They’re juggling other clients and context switching is brutal.

Side quest to get energy credits

Under Washington’s 2021 energy code, every new home needs a certain number of energy efficiency credits based on square footage.

Bigger house = more credits. You earn them by picking energy-smart features like heat pumps, better insulation, or solar panels.

Figure this out early with your architect so you’re not scrambling to meet code later (or ripping out your gas water heater in a panic).

Think about HVAC systems

Don’t wait until the end to figure out where the ducts and vents go.

Do you want radiant floors? Forced air? Mini-splits? Floor vents? Ceiling vents? Central AC? No AC? These choices affect ceiling height, duct runs, wall space, and window placement.

Where will your HVAC, water heater, and electrical panels go? In the garage? The attic? A mechanical room? Your architect can design around it, but only if they know up front.

From floor plan to 3D model

Once the layout feels right, you’ll start on elevations and 3D modeling. This is when your home starts to look like an actual building.

You’ll pick rooflines, window shapes, and argue over siding. Modern? Farmhouse? Northwest Contemporary? Craftsman?

The floor plan and 3D model need to work together. It’s normal to tweak the layout slightly to get the massing right. Your architect will help merge both seamlessly.

Bring in engineers early

When your plans are 80–90% there, it’s time to loop in civil and structural engineers.

Civil = drainage, grading, utilities, demo

Structural = beams, load paths, roof, how the house stays up

These folks are always busy. We waited 2 weeks for civil and over 6 for structural. Bring them in early or risk delays later.

Submit for permit

Once everything’s dialed, your architect will bundle the plans, elevations, and engineering drawings into a permit set.

Some cities process permits fast. Some take their sweet time. Bellevue averages 3-6 months. Expect revisions, fees, and some bureaucratic ping-pong. Stay on it or risk getting stuck in the void.

Final thoughts

Want a home that actually fits your life? Skip the trendy finishes. Focus on how you live. Be honest. Be responsive. Stay flexible.

Your home should fit you. Not the other way around.

You don’t need to know how to design a house. You just need to be a good partner to the person who does.

An architect isn’t just someone who draws pretty plans. They’re the quarterback of your project, shaping your budget, translating your vision, and (hopefully) keeping the chaos in check. A great architect turns your ideas into a home you love. A bad one leaves you with expensive blueprints and a lifelong grudge.

So how do you find the right one? Let’s break it down.

Do you even need an architect?

Not every project does. If you’re tweaking a stock plan, a draftsman might be enough. It’s usually faster and cheaper.

But if you’re going full custom - factoring in sun patterns, topography, privacy, trees, views, and how the house fits the land - you’ll want an architect. They see possibilities most people miss and can shape a house to take advantage of the unique features of the lot.

Our architect visited our lot, studied the slope, trees, and sightlines, and immediately flipped our original layout. It completely changed how we thought about the space. That kind of insight is what you’re paying for.

Legally, Washington doesn’t always require a licensed architect. Homes under 4,000 sqft without major structural work can often use a draftsman. But don’t let the bare minimum guide your decision. A good architect bridges the gap between your dream and reality, working with engineers and builders to make sure everything actually works.

The availability problem

Good architects are often very busy. Ask how many projects they’re juggling, how big their team is, how quickly they respond, and when they can actually start.

Our initial architect was semi-retired and always on vacation. We eventually found a small firm with a clearer process. It was a better fit, but we still had to wait. In the Seattle area, expect delays and long wait times. Plan accordingly.

How architects charge and how to avoid surprises

Pricing structures vary, and each has its quirks:

Hourly: Sounds fair until you get nickel-and-dimed for every email, meeting, and internal note. Yes, we once got billed $100 for documents we never saw. If they’ve got a team, you're paying for everyone, every meeting, every email, every hour. Rounded up, of course.

Flat fee or price per square foot: Predictable, but beware. Smaller projects might get deprioritized and scope changes usually mean extra costs.

Percentage of construction cost: The most expensive option. If your build is $2m and they charge 10%, that’s $200k. Not ideal if you’re watching your budget.

Our architect charged a flat fee and it kept things simple. Whatever you choose, clarify what’s included. Site visits? Permit revisions? Engineering coordination? Ask now, not later.

Portfolios tell a story about their experience

An architect’s portfolio is basically their dating profile - it’ll look great. But you’re not just looking for pretty pictures. You’re looking for compatibility.

What kinds of projects do they actually do? $5M lake homes or compact townhomes? High-end custom or budget-friendly builds? Their past work shapes their defaults. One architect’s “standard” might mean floating stairs and curbless showers. Another’s might be builder-grade finishes.

Match their experience to your goals. If you’re building a luxury home, hire someone who knows how to frame views and work with waterfront codes. If you’re doing budget townhomes, find someone who knows how to design with tight cost constraints.

We once saw a gorgeous design with floor-to-ceiling windows and recessed roller shades. Looked amazing until we realized it would’ve blown our budget and left us with nothing but IKEA furniture. Another version called for a $40K steel beam. Hard pass.

Some architects cost more because their designs are complex and expensive to build. That’s fine if it’s what you want. But if they’re new to your type of project, you don’t want to fund their learning. Hire for experience.

Why local matters

Bellevue and Kirkland might be neighbors, but their zoning rules aren’t. A local architect who knows the permit quirks, upcoming code changes, and how each city operates can save you time, money, and headaches.

They also notice things you can’t see online like neighbor sightlines, road noise, views, sun angles, even where people park. That stuff matters when you’re trying to make a house feel right.

And locals know what actually works here. Clay tile roofs? Great in SoCal, terrible in Seattle’s rain. Radiant driveways? Useful in snowy climates, pointless here.

Plus, it’s easier to meet in person. Especially for those early conversations when you're trying to shape your vision and bounce around ideas. Face-to-face time helps.

We went local, and it paid off. A friend hired an out-of-state architect who didn’t know the area. The result? Delays, revisions, and thousands in extra fees.

Communication is everything

You’ll be working with this person for months. If they’re hard to reach now, it won’t get better.

Do they actually listen? Or are they designing for their portfolio, not your life? One architect we met had a clear vision - for himself. We wanted a family home. He wanted a magazine spread.

Also, ask how they prefer to communicate. Some love email. Some only call. Some text. Pick someone whose style matches yours, or it’ll drive you nuts.

Final Thought

Choosing the right architect is one of the biggest decisions you’ll make. Don’t rush it.

Look at their work. Ask real questions about timelines, fees, and what they’re actually responsible for. Talk to past clients. Make sure they’ve done projects like yours, in cities like yours, for people like you.

And before you even start those architect interviews, do your homework. Here’s what to tackle first so you don’t waste time or money once the meter starts running.

The right architect brings your vision to life and helps keep things on track. The wrong one? Adds stress, delays, and costs.

This is your house. Build something that actually works for your lot, your lifestyle, and your budget.

Full disclosure: I’m not a lawyer or a realtor. I'm just a homeowner who geeks over fine print and hates nasty surprises.

In the hot Eastside real estate market, buyers drop contingencies faster than I hit snooze. That’s a recipe for regret.

What is “caveat emptor”?

Latin for “let the buyer beware.” It means you could be on the hook for anything you don’t catch before you buy.

In Washington, sellers must list known defects on Form 17 (RCW 64.06.020), but it is on you to spot anything fishy. Sellers aren’t promising perfection. Skip the inspection and any obvious issues you overlook becomes your problem.

Waiving inspection is like marrying someone after a five minute chat. Only do it if you’re 100% sure. Despite what your realtor might tell you, most sellers take the highest offer so skipping the inspection rarely helps.

Spotting potential red flags

• Too many “I don’t know” on Form 17? Assume trouble and dig deeper.

• Mismatch square footage? If MLS and assessor’s data don’t align, someone’s fudging the numbers. Get the correct figures before you buy.

• Ghost permits? Verify remodels and additions have city approval.

Hidden issues on tear-down lots

Even if you plan to flatten the house, the lot can still hide landmines:

• Leaky oil tanks: Remediation costs can exceed $100k if that fuel seeps into a stream. Found a tank? Here's how to get up to $60k for cleanup, but you must act fast.

• Utility gaps: That rambler might not be connected to the sewer or storm drain system so budget for trenching.

• Environmental surprises: Old fill, debris, or contamination can trigger costly cleanups.

Planning on buying a lot to build your dream home? Don't pull the trigger until you review these key considerations.

Two key WA cases

Alejandre v. Bull (2007): Skipped inspections? You’re on the hook for hidden defects.

Douglas v. Visser (2013): Buyers must investigate any signs of damage found during inspections.

Checklist before you sign

1. Do your homework. Never skip inspections unless you are 100% sure. Avoid buyer's remorse and costly surprises.

2. Order specialty reports for anything suspicious. Roof, septic, mold, radon, leaks, or structural. Each one can hide big repair bills.

3. Verify permits. Check that every past project has city approval.

4. Utilities. Confirm essential utilities are connected.

5. Verify square footage: MLS vs. county assessor should match.

6. Survey the area. Flood maps, crime stats, HOA quirks. Have your agent do some homework.

Bottom line: Caveat emptor isn’t just legal jargon. Smart buyers keep their contingencies, do extra digging, and let their realtor handle the grunt work. Sign with eyes wide open, or be ready to own the surprises.

In hot real estate markets like SF or Seattle, buyers often spend less than an hour at a property before dropping a suitcase of cash. And if you’re building new, you’re already scrolling Redfin and Pinterest, so why not sneak a peek at your neighbors’ blueprints for inspiration? They’re public, free, and just a few clicks away.

Why get these architectural plans?

• Exact room sizes and layouts: No more guessing if the sectional will fit or bringing tape measure to every open house.

• Nitty-gritty details: Foundation, beams, drainage, HVAC, roofing… basically everything agents don’t know much about.

• Design inspiration: Remodeling or building? Copy the smart designs and avoid the questionable ones.

• House manual: Know which walls are load bearing and how drainage works so you can safely update or fix things when they inevitably break.

Why nobody talks about this

Most buyers and realtors don’t know architectural plans are public information. And the rare realtor who does? Let’s just say they’re not spending their free time digging through permit portals. 🤷‍♂️

If your agent actually hands over these documents, they’re a unicorn. Send me their name and contact!

How to get the architectural plans

1. Ask the builder. This is the easiest approach. They should have the digital files handy.

2. Plan B. If you don't know the builder, pester the agent to get the documents.

3. DIY from your couch:

   1. Bellevue: submit request on Public Records Center

   2. Kirkland: find plans on MyBuildingPermit

   3. Medina: submit request on NextRequest Public Records

   4. Redmond: submit request on Public Records Center

   5. Clyde Hill: find plans on Citizen's Connect Permit Portal or submit request on Public Records Center

   6. Mercer Island: submit request on Public Records Request

   7. Seattle: find plans on Permits and Property Records or submit request on Public Records Center

   8. Issaquah: submit request on Public Records Center

Found this helpful? Share this hack and spread the word!

And if you know a realtor who actually shares these blueprints, share their contact info. Let’s hire the hustlers, not the slackers!

The paper chase before you break ground

Designing a custom home feels like playing real-life Sims. Turning that vision into bricks and mortar? That’s a gauntlet of reports, forms, fees, and “oh sh*t” moments.

Bellevue is highly regulated, so you will need to hire a squad of consultants. The permit queues move slower than your toddler at bedtime. Even the clearest vision can start to fade.

Here is an overview of the hurdles you’ll face before the city gives the green light.

TL;DR: 6-12 months to prepare the permit package and 3-6 months for the city to bless it

Let’s break it down.

1. Own dirt or go lot shopping

You can’t build a house on hopes and dreams. You need land. Already have a lot? Great. Still hunting? Evaluate slope, trees, utilities, zoning, HOAs, and drainage before falling in love. Plenty of buyers discover too late that the property comes with unique restrictions, missing utility connections, and a bunch of easements that limit what you can build.

👉 Check out this guide on what to look for in a lot.

2. Survey says… you need a property survey

A property survey does more than tell you where your fence should go. It pins down lot lines, topography, easements, and existing utilities. You’ll need this for most steps moving forward: architecture, engineering, tree protection plans, and of course, the permit application itself. Don’t skip it.

3. Hire an arborist to catalog the trees

On the Eastside, trees have more legal protection than you do. Bellevue’s code requires a Tree Retention & Protection Plan for every significant trunk. An ISA‑certified arborist identifies each tree and rates its health. Cut one down? You might have to replant two and possibly pay a hefty fine. Additionally, root protection zones can gobble up your buildable footprint, so that dream deck may end up in the neighbor’s yard.

4. Get a geotech for the dirty details

Not all soil is created equal. Your geotechnical engineer bores holes, logs soil layers, and hands you a report that informs:

• Foundation design: slab, crawl, pier, footings, etc.

• Impervious limits: how much hardscape the lot can handle

• Drainage features: rock trenches, detention vaults, permeable pavers, etc.

Bad soil doesn’t mean you can’t build, but it does mean extra engineering and budget to get out of the ground.

5. Bring a builder to the party early

Most people hire a builder after the plans are finished. That is a huge mistake. Bring a good builder in early. They can gut check the designs and keep you from loving a plan that blows up your budget. They spot things you may miss, like how to build a curbless shower or where the HVAC ducts will run. They also know the quirks of local inspectors. A seasoned builder gives straight answers on materials, timelines, and what today’s prices really are. Spoiler: it is more than you think.

6. Design with an architect

This is the fun part where you put your ideas on paper. The architect designs the layout, style, and overall structure of the house. A good one honors local rules, budgets, and construction methods while adding the features you want. A great one teams up with your builder so the house is not only beautiful, but also code compliant, buildable, and cost effective. This is an iterative process. Expect to go back and forth until you land on something that checks all the boxes.

👉 Check out this guide on what to look for in an architect.

7. Civil & structural engineering

Civil engineering:

A civil engineer specifies the drainage systems, grading, and utility connections. Some cities like Bellevue require detailed civil plans that show how you’ll manage stormwater runoff and what you intend to demolish.

Structural engineering:

Once the architecture is done, a structural engineer ensures your house doesn’t fall down. They specify the size of beams, foundations, walls, and other elements that keep your house standing through earthquakes and windstorms.

8. Finally… submit for permit and pray

Once you’ve got all your ducks in a row (survey, arborist report, geotech report, architectural plans, engineering plans, and, oh yea, your family), you submit the plans to the city. Bellevue averages 3-6 months for building permit review. And that’s if everything goes smoothly. The city might come back with comments or required revisions, so add some buffer time into your timeline.

9. Interior design while waiting

While your plans are sitting in permit purgatory, it’s wise to start making decisions on interior finishes. Flooring, cabinets, tile, and lighting take time to source. Long lead times can delay your build, so don’t wait. Plus, these decisions impact your final budget, so the earlier you lock them in, the better. There are thousands of decisions, and an interior designer can help… just be ready to pay for their expertise.

10. Figure out your financing

Most people don’t pay cash to build a house. You’ll likely need a construction loan, which works differently than a traditional mortgage. You typically draw funds in stages as your builder hits milestones. Construction loans usually come with more paperwork, higher interest rates, and shorter terms. Once the home is finished, you’ll refinance it into a regular mortgage.

Pro tip: Start talking to lenders early, so you know what you qualify for and can line up financing before you break ground.

Some homeowners leverage their investment portfolio by taking out a securities backed line of credit (SBLOC) or portfolio loan. This lets you borrow against your investments without having to sell them, potentially keeping your portfolio growing while freeing up cash for your build. However, these loans come with their own risks and requirements like margin calls, so talk to your financial advisor or lender to understand if this strategy makes sense for you.

Bonus round: Other experts you may need

While the steps above apply to most new builds, no two projects are the same. Depending on your lot, your design, and your city’s ever changing codes, you might need to bring in even more specialists. Here are a few bonus players that might pop up:

• Energy code consultant: Washington’s energy code is one of the strictest in the country. If your architect isn’t fully up to speed on the latest rule changes, you might need an expert to help you navigate the points system.

• Solar consultant: Planning to go solar? Smart move. Just make sure your roof layout and electrical systems are designed for it from day one. It’s much harder and more expensive to retrofit later. Some cities even require you to show that your home is “solar ready” or submit documentation estimating how much energy your system will produce.

• Lighting designer: They help you figure out what lights to use and exactly where to put them so you don’t end up with dark corners, glare bombs, or a kitchen that feels like a hospital hallway.

• Landscape architect: Some jurisdictions require a landscape plan to show how you’ll manage erosion, plant new trees, or restore greenery after construction.

• Traffic engineer: If your driveway is on a busy road or near an intersection, some cities might require a traffic study.

• Wildlife or wetland specialist: If your lot is near protected land, wetlands, or streams, you may need additional reports to prove your build won’t disturb sensitive habitats.

• Fire department review: Large homes or homes in wildfire prone zones may need additional fire safety reviews, including sprinklers or fire truck access plans.

Wrapping Up

And there you have it. That’s the gauntlet just to reach the starting line. Notice I didn’t say finish your house. All of this gives you permission to start building where the real fun begins. And by fun, I mean managing delays, budget surprises, and change orders.

But hey, at least you’ll have a house that’s truly yours.

I hope this didn’t squash your dreams.

Before you fall in love with that “perfect” lot, make sure it won’t blow your budget, wreck your floor plan, or come with surprises no one warned you about.

Here’s what to look for beyond the price, location, photos and agent hype.

Flat is your friend. Sloped is... complicated

• Steep lots = more excavation, more retaining walls, more 💸

• But a slope can be great for daylight basements (less digging = potential savings)

• Watch out for drainage issues on steep sites. Gravity works both ways.

Weird lots = weirder floor plans

• Triangles, trapezoids and flag lots are fun on paper, but frustrating in real life

• Corner lots often have two front setbacks. This means less usable space and smaller backyard, but also one fewer neighbor to worry about

• Long, wide lots = flexible designs, better privacy, and natural light

• Long, skinny lots = narrow layouts and potentially dark interiors

Don’t assume utilities are ready

• Some lots lack water, sewer, gas, or power hookups

• Older homes may run on oil, not gas. Fuel tanks = surprise remediation costs

• Septic or sewer? Storm drain? These connections can be very costly

• These things are fixable, but they’re not free or fast

Wetlands are beautiful but unbuildable

• Streams, lakes, swamps, and soggy patches are usually protected

• You’re not building on or near them

• Not sure? Get a critical areas report early

Who else has a say on your land?

• Easements give others rights to use part of your property (ie utility lines, shared driveways, access paths, etc.)

• Always check the title and survey before you buy

• Easements = potential design restrictions

• Washington is a “buyer beware” state. If you miss something, it’s on you, not the seller. Here’s what that actually means.

HOAs: Because you needed more rules

• Some just care about trash bins. Others dictate colors, roof pitches, fences, materials, setbacks and more.

• Many limit home size, height and even shape to protect views

• Read the CC&Rs if you’re even thinking about a design with “personality”

Not all views are guaranteed

• A nice view can add value, if it lasts

• Trees grow. Neighbors build. Verify what’s there now and what’s planned nearby.

• Don’t pay a premium for a view that might disappear in 2 years

Trees might outrank your house

• Protected trees can limit where your home goes or if it fits at all

• Even if you can remove the trees, you may have to replace them

• The right trees boost curb appeal and resale value

What’s next door?

• Cell towers, power lines and industrial buildings = bad for daily life and resale

• Check what’s nearby now and what’s zoned for the future

• Old houses nearby? Brace for future teardown and construction noise

• Pro tip: Visit on weekday mornings and weekend nights to check for noise and traffic

Access matters than you think

• Can construction crews and delivery trucks actually reach your lot?

• Steep driveways, narrow roads, or poor turnaround space can add major costs and delays

• You can’t airdrop materials just because it’s hard to get there.

Land can look perfect on paper and still be a money pit in real life. Or the ugly lot might actually be your best move.

Bring a builder. Hire a surveyor. At least bring someone who knows what a sewer stub is.

The goal: Build your dream home, not dig yourself into a hole.

If your house was built before 1980, there’s a good chance it has a buried heating oil tank. If it leaks? Cleanup can cost over $100,000!

Good news: Washington’s Pollution Liability Insurance Agency (PLIA) covers up to $60,000 of the remediation cost.

Bad news: The program ends July 1, 2025. And you only have 180 days after closing to transfer the coverage. It’s free, but you must act fast.

Here's the fine print:

• The previous owner had to register the tank before July 2, 2020

• You must transfer the insurance within 180 days of closing

• The entire program sunsets July 1, 2025

• It's free, but you have to actually do it

Pro tip: This should be one of the first things you do after popping champagne at closing.

Why nobody tells you:

• Sellers forget. They’re too busy spending your money.

• Agents don’t always know. They close deals. They don’t dig up yards.

• It's buried deep on a government website that no one reads.

Your Action Plan:

• Check for an oil tank:

  • Review the property survey and disclosure forms

  • Scan the yard for a mysterious metal cap or vent pipe

• Transfer the registration ASAP

• Missed the deadline? You've got one last shot: Apply for the Heating Oil Loan and Grant Program open May 1-June 14, 2025

Forward this to your real estate agent with the subject line: "Why didn't you mention this?"

I’m not a realtor. Or an architect. Or a lawyer.

I'm just a regular homeowner who bought a teardown in Seattle’s Eastside to build our dream home. I naively assumed things would go smoothly.

Fast-forward a few months, and I’m knee-deep in zoning codes, tree rules, and esoteric reports no one warned me about.

Spoiler: there’s a lot no one warns you about.

So I started Build Eastside to share what I'm learnings. The stuff realtors forget, builders assume you already know, and the city buries 12 clicks deep on their website.

If you’re buying, building, or just curious, welcome.

Let’s navigate this together with fewer regrets and a few laughs along the way. I’m not an expert. I'm just sharing my journey to help you avoid the surprises I hit.