Already own land? Start with what the lot will actually cost to build on.

What we check on every lot

Zoning and what's allowed

Setbacks, height, lot coverage, and whether a duplex, ADU, or second unit is permitted. Rules differ between the City of Spokane, Spokane Valley, unincorporated Spokane County, and Idaho jurisdictions.

Utilities

Where water, sewer, power, and gas are — and how far they have to travel. A long water or sewer extension can change a budget more than any finish selection. We've installed water lines and utility infrastructure on our own subdivision work.

Septic and soils

On rural lots, septic feasibility and soil conditions can dictate where the house goes and what it costs. We tell you what testing is needed before design is locked in.

Access, grading, and drainage

Driveway length and slope, fire access, stormwater, and how much earthwork the foundation will need — including daylight-basement potential on sloped lots.

HOA and CC&R restrictions

Many North Idaho and Spokane County neighborhoods have covenants covering minimum square footage, exterior materials, rooflines, setbacks, and architectural review. We turn the covenants into a checklist before design, so the plan doesn't have to be redrawn later.

Permit path and timeline

Which agency reviews the project, what reports are likely needed, and a realistic permit timeline — so your schedule is based on the jurisdiction, not optimism.

Don't own land yet?

Tell us where you want to live and your rough budget. We can help you evaluate lots before you buy, so you know the likely site costs before you make an offer.