Building a Home or Cabin in Ferry County

Buying property and building your own home or cabin allows you to design and build the waterfront, view, or farm home you’ve dreamed of; however, before you make your decision, there are many issues and variables to consider.

Whether you build a home yourself or hire a contractor, you’re going to need patience, substantial savings or credit, and a project manager’s personality. Most of all, you need to enjoy hard work. For a variety of reasons, most building projects overrun their original estimates. When planning your building budget, a general rule of thumb is to expect cost overruns of 10% to 30% over your bid. Plan and budget accordingly.

If you anticipate that several years will elapse between the purchase of your land and the building of your home, be forewarned that building codes, zoning, and permitting rules can and do change between the time you buy and when you build. This is particularly true if your property borders a lake, river, or stream, or if you have an unconventional house plan. If you have the budget, it often pays to take advantage of current prices and regulations by clearing building areas and installing wells and septic systems as soon as you are financially able. Also consider buying improved land that already has a septic system or well on it.

Top left: truck dumping gravel. Top: right: Cement truck beginning foundation pour. Bottom left: Well-digging rig. Bottom right: Propane tank being set.

Top left: Truck dumping gravel. Top: right: Cement truck beginning foundation pour. Bottom left: Well-digging rig. Bottom right: Crew setting propane tank.

Wells and Water

If the property you are considering doesn’t have an existing well or potable water access, then you’re looking at a potentially expensive unknown. Ask your realtor or check with neighboring property owners to learn the depth and flow (gallons per minute) of nearby wells to get a better understanding of your odds of finding water or how much water you can plan on. Check into local well drilling costs. Typical well drilling runs from $25 to $35 per foot or more, plus set up fees, and additional costs for pump and pump controls, a vault or pump house, and so on. Wells can run from 50 feet to 1000 feet in depth or more and there is no guarantee you’ll hit water, so plan accordingly.

Electricity

When land doesn’t have electricity installed, check to see how far it is to the nearest power source and what it will take to bring power to the property. You’ll pay by the foot to bring power to your land. If bringing electricity to your home requires crossing your land, you will need to consider whether to run overhead or underground lines. Don’t forget that, depending on where you place them, installing overhead lines can reduce the value of your property.

Top left: Wood framing for kitchen windows. Top right: Cutting white tile. Bottom: Framing of house with deck.

Top left: Kitchen windows framed. Top right: Cutting white floor tile. Bottom: Framing of house with deck.

Phone Lines

Infrastructure for communication raises similar issues to electricity. If possible, bring phone/data and electricity in at the same time. Sharing the trenching costs for underground utilities makes good financial sense.

Site Placement

When choosing where to sit your home, visit the property at different times of day to see how sun and shade affect the site. A sunset view is romantic, but late afternoon sun can bake an interior. Recognizing this early allows you to mitigate the heat through design or window placement.

Don’t overlook local weather patterns. Consider whether the site is sheltered or exposed to steady winds. A friend of mine eventually sold his retirement home because the relentless wind made it impossible to enjoy his deck or work on outdoor projects.

Considerations When Building or Buying a Home

Communal Water

If the house or property you’re thinking about buying has water, but its source is communal, make sure you understand and agree to the terms and conditions of its use. Some community agreements have myriad rules and restrictions, so read contracts carefully and ask questions if something is not clear.

Access to Your Home or Land

Do not underestimate the effort required to access your property. A steep dirt road that is easy to traverse in summer can become treacherous in winter ice and snow. Consider whether large construction or well-drilling trucks can actually reach the site.If the road is shared (see Easements), ensure the legal description is clear. Ask how often the road is maintained, who is responsible for plowing snow, and what your specific share of those costs will be.

Easements

Always check for easements and land use restrictions before you buy. Insist on seeing the plot plan or plat; if your realtor cannot provide it, the local planning department can help. Easements involve more than just driveways—they can include buried gas lines or utility poles. One beautiful view lot we scouted was crisscrossed by four utility easements, leaving no viable place to build. Also, check if easements restrict you from installing gates or fences, which is a major concern if you plan to keep livestock or pets.

The Neighborhood and Zoning

Consider how undeveloped land around you might be used in the future. To ensure the privacy and quiet you desire, research the local zoning. No one wants to invest in a dream cabin only to find out the neighbor is allowed to run a commercial kennel or a loud motocross course next door.

Sun, Shade, and Weather

Walk the Land

Before you build or buy, consider how your expectations for your future home are supported by the layout and location of the land. First, walk the property. The larger the property the more important this becomes. This allows you to get a better feel for the place, check for suitable building sites, and see what borders the property.

Check for problems like standing water or wet areas, old or unused septic systems, water erosion, or areas where hillsides have slid, and so on. Be aware of neighbors who may be using the property for storing, dumping, or road access to their own property without asking for an easement. Look for well-worn roads, trails or paths that don’t appear to be part of the property. All these can lead to bigger problems if not understood or planned for. Sometimes if the problem is severe, it can make the property worth avoiding.

Financing

Securing a loan for raw or recreational land is generally more difficult than standard home financing. It typically requires larger down payments and carries higher interest rates. Because fewer traditional lenders offer land loans, you will often see “Owner Will Carry” (seller financing) mentioned in rural listings.

Legal Advice

Building Permits

Every big city dweller I know, who’s tried to build or modify a home, has a tale of woe to tell about unhelpful, urban planning departments and arbitrary permitting processes. Speaking from experience, the folks at the Ferry County Planning Department are a pleasure to work with. They’re up to date on current building practices, willing to provide good advice, and easy to work with when scheduling inspections.

Where to start

Typically, the first step in finding the ideal vacation or retirement home is to form a good relationship with an area realtor who understands your goals and won’t waste your time asking you to drive or fly in to see land or homes that don’t fit your needs or budget. They will be able to recommend local contractors, electricians, well drilling companies, etc. But, do not depend on a realtor to point out every flaw in the property they’re showing you. Remember, a realtor works for the owner of the property, not for you (unless you contract with them to do so), so do your own due diligence!