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You've found the perfect lot in Boerne, secured financing, and you're ready to build your dream Hill Country home. But before your custom home builder can break ground, there's crucial groundwork that needs to happen—literally. Understanding what due diligence is required before construction starts can save you months of delays, thousands of dollars, and countless headaches.
As a custom home builder with over 25 years of experience in the Texas Hill Country, KC Custom Homes has guided hundreds of families through the pre-construction process in New Braunfels, Boerne, San Antonio, and throughout the surrounding communities. We've learned that the most successful building projects begin with thorough preparation—knowing exactly what your land can support before the first line is drawn on your floor plan.
This comprehensive pre-construction checklist will walk you through everything you need to confirm before design starts, from boundary surveys and soil reports to utility availability and permit requirements. Whether you're building in a premier Hill Country community or on your own rural acreage, this guide ensures you're prepared for a smooth custom home building experience.
Before you begin designing your custom home, confirm these essential items:
Land & Site Assessment:
Utilities & Infrastructure:
Legal & Regulatory:
Access & Safety:
Site Optimization:
Permitting Path:
Answer: Confirm your survey, soils, and utilities first. These three elements determine where and how your home can sit on the land, directly influencing your design possibilities and construction budget.
The biggest mistake we see from prospective custom home builders is starting the design process before understanding their land's constraints and opportunities. Your architect can create the most beautiful plans in the world, but if they don't account for a drainage easement running through your ideal home location or soil conditions requiring specialized foundations, you'll be redesigning from scratch—and paying for it twice.
Boundary and Topographic Survey: Your boundary survey establishes the legal property lines, while the topographic survey shows elevation changes, existing structures, trees, and natural features. Together, these surveys create the base map that every other professional will use—from your architect to your civil engineer.
What the survey reveals:
In the Hill Country, topography is rarely flat. Understanding your lot's elevation changes early helps our design team create homes that work with the land rather than fighting against it—often resulting in more interesting architecture and lower site preparation costs.
Geotechnical Soils Report: Texas Hill Country soil conditions vary dramatically even within the same neighborhood. Some areas have solid limestone just below the surface, while others have expansive clay that shifts with moisture changes. Your soils report tells your engineer exactly what foundation system your home requires.
Critical soil analysis includes:
The difference between standard engineered slab-on-grade and pier-and-beam foundations can impact your budget by $30,000-$75,000 or more. Knowing this upfront allows for accurate budgeting rather than unpleasant surprises during construction.
Utility Availability Documentation: Before falling in love with a specific floor plan, confirm what utilities are available and where they're located. The distance from your building site to water, sewer, and electric connections directly affects both your budget and your home's placement on the lot.
For each utility, document:
Ready to see how these considerations come together in real Hill Country homes? Explore our exterior gallery to see how we've optimized home placement and design across diverse lot conditions throughout the region.
Answer: Utility serviceability drives both your construction budget and home footprint. Long utility runs, septic system requirements, or the need for well water can significantly shift your floor plan and overall project costs.
One of the most common surprises for custom home buyers is discovering that utility infrastructure costs as much or more than they budgeted for their entire foundation. In the Hill Country, where lots often prioritize views and privacy over proximity to services, utility planning becomes critical.
Municipal Water: If your lot has access to city or water district service, you'll typically pay a connection fee plus the cost of running the service line from the street to your home. In Boerne, New Braunfels, or established Hill Country subdivisions, this is usually straightforward.
Connection considerations:
Well Water: More rural Hill Country properties may require drilling a private well. While this eliminates monthly water bills, the upfront investment is substantial and success isn't guaranteed.
Well drilling costs and considerations:
Municipal Sewer: Like water service, sewer connections in serviced areas involve tap fees and service line installation. However, wastewater lines must maintain proper slope, which can complicate installation on hilly lots.
Sewer connection planning:
Septic Systems: Many beautiful Hill Country lots require on-site wastewater treatment. The Texas Commission on Environmental Quality (TCEQ) regulates septic systems, and requirements vary based on soil conditions, lot size, and proximity to wells or surface water.
Septic system requirements:
The layout impact is significant: Your septic system's drain field requires substantial dedicated space and must be located in suitable soils at appropriate distances from your home, well, and property boundaries. This often dictates where your home can be positioned on the lot.
Electric Service: Contact your local provider (CPS Energy in San Antonio, GVEC in some areas, or Bandera Electric Cooperative in western Hill Country) early to confirm availability and plan service routing.
Power connection considerations:
Natural Gas: Not all Hill Country areas have natural gas service. Alternative options include propane tanks, which require proper placement and regular refills but offer similar functionality.
Internet Service: For many Hill Country residents, reliable high-speed internet is non-negotiable. GVTC offers fiber in many areas, but coverage varies. Research options early, especially if you work from home.
Understanding these utility realities early in the process allows our team to design your home's placement and systems to minimize infrastructure costs while maximizing the features you love. Ready to discuss how utilities impact your specific lot? Contact us for a complimentary site consultation.
Answer: These legal requirements define your actual building envelope—the area where you can construct your home—and often dictate exterior design standards. Ignoring them leads to costly redesigns or compliance issues.
Your property boundary and your building envelope are not the same thing. Most custom home buyers are surprised to discover that the usable building area on their lot may be 30-40% smaller than the total acreage due to setbacks, easements, and other restrictions.
Setbacks are the minimum distances your home must be from property lines. These requirements vary by jurisdiction and are designed to ensure adequate spacing between structures, maintain sight lines, and protect utility access.
Common Hill Country setbacks:
Why this matters for design: If you purchased a one-acre lot (roughly 209' x 209') with 30-foot setbacks on all sides, your actual building envelope is only 149' x 149'—reducing your usable area by nearly 50%. Understanding these constraints upfront ensures your floor plan fits comfortably within the allowed building area.
An easement grants someone else the right to use a portion of your property for a specific purpose. Utility easements are most common, but drainage, access, and conservation easements also exist.
Types of easements affecting Hill Country lots:
Critical considerations:
Your survey will show all recorded easements, but also check with your title company for any unrecorded easements or implied access rights that might affect your plans.
Many Hill Country subdivisions include deed restrictions designed to maintain property values and community standards. These private agreements often impose requirements beyond basic zoning laws.
Common deed restrictions:
If you're building in a community with a Homeowners Association, prepare for an additional layer of review. Most HOAs require architectural review committee approval before construction begins.
HOA approval process typically includes:
The good news? KC Custom Homes has extensive experience working within HOA guidelines across premier Hill Country communities. We understand how to design homes that satisfy both your vision and community requirements—avoiding delays and costly revisions.
Want to see how we've successfully navigated HOA requirements while creating stunning custom homes? Browse our exterior portfolio showcasing diverse architectural styles across various community guidelines.
Answer: Permitting jurisdiction and requirements vary significantly across the Hill Country. Starting early and understanding your specific location's requirements prevents costly schedule delays.
One of the most frustrating aspects of custom home building is navigating the permit process—especially in the Hill Country, where jurisdiction can change from one neighborhood to the next. A lot in Boerne proper requires different permits than one in unincorporated Kendall County, even if they're just a mile apart.
City Limits: If your lot falls within city limits of Boerne, New Braunfels, San Antonio, or other incorporated areas, that city's building department handles all permits and inspections.
Key city jurisdictions:
Unincorporated County: Lots outside city limits fall under county jurisdiction, which often means less stringent building codes but still requires permits.
County jurisdictions:
Extraterritorial Jurisdiction (ETJ): Some areas fall within a city's ETJ—not inside city limits but subject to certain city regulations. This gray area can be confusing, so verify your specific situation early.
Building Permit: The primary permit authorizing construction of your home. Requires complete architectural and engineering plans, site plans, and proof of property ownership.
Required documentation:
Timeline: 2-6 weeks for review and approval, depending on jurisdiction and plan complexity.
Electrical Permit: Required for all electrical work. Your electrician typically handles this application, but it's coordinated with the overall building permit.
Plumbing Permit: Covers all plumbing installation, from rough-in to fixtures. Like electrical, usually handled by your plumber but coordinated with general construction.
Mechanical Permit: Required for HVAC installation. Energy code compliance is increasingly stringent in Texas, requiring detailed calculations and properly sized equipment.
Septic System Permit: If you're installing a septic system, you'll need a separate permit from TCEQ through your county office. This requires a site evaluation, system design by a licensed professional, and often involves separate inspections.
Application process:
Driveway and Access Permits: Most jurisdictions require permits for new driveways, particularly where they connect to public roads. Requirements often include proper culverts, drainage considerations, and sight distance requirements.
Throughout construction, your project will require numerous inspections to ensure code compliance. Missing inspections or failing them causes delays and additional costs.
Typical inspection sequence:
The advantage of working with an experienced custom home builder like KC Custom Homes is that we handle all permit applications, inspections, and compliance requirements as part of our comprehensive building service. With 25+ years in the Hill Country, we know exactly what each jurisdiction requires and how to keep your project moving smoothly through the approval process.
Beyond the legal and utility requirements, thoughtful site planning maximizes your lot's natural advantages and creates a home that's perfectly suited to Hill Country living.
Hill Country lots often offer spectacular views—whether it's rolling hills, distant vistas, or mature oak trees. Your home's placement and window design should capture these views from the rooms where you'll appreciate them most.
Solar considerations:
Prevailing winds: Understanding wind patterns helps position outdoor living spaces, plan natural ventilation, and protect from severe weather. In the Hill Country, prevailing winds typically come from the south and southeast.
Tree preservation: Mature oak, pecan, and elm trees are treasures worth designing around. Not only do they provide shade and beauty, but many Hill Country communities have tree preservation ordinances requiring protection of trees above certain diameters.
Strategic positioning:
Don't underestimate the importance of driveway design—especially on larger Hill Country lots with significant grade changes.
Key considerations:
Fire safety requirements: Many Hill Country jurisdictions require:
Ready to see how we've optimized site planning across diverse Hill Country lots? Our portfolio showcases custom homes where thoughtful site selection and orientation create extraordinary living experiences. Schedule a consultation to discuss how we can maximize your lot's potential.
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A: Budget $5,000-$12,000 for essential surveys, soils reports, and site evaluations before design begins. Specific costs include boundary/topo survey ($1,500-$3,000), geotechnical soils report ($1,500-$3,500), septic site evaluation if needed ($400-$800), and utility connection feasibility ($500-$1,500). This investment prevents far more expensive problems during construction.
A: While preliminary design can begin, finalizing your floor plan before confirming soils, utilities, and building envelope often results in costly redesigns. We recommend completing at least boundary survey, soils report, and utility availability before investing heavily in architectural plans.
A: Always get a current survey for construction purposes. Older surveys may not show recent easements, encroachments, or topographic details your architect and engineer need. Most lenders also require a current survey for construction financing.
A: Timeline varies significantly by jurisdiction. City permits typically take 2-6 weeks for initial review, while county permits may be faster but with fewer requirements. HOA architectural review adds 30-60 days. Total time from application to approval: 6-12 weeks typically, though complex projects can take longer.
A: This is exactly why pre-construction due diligence matters. If soil conditions, setbacks, or utility limitations create constraints, experienced custom home builders like KC Custom Homes redesign to work within those parameters while still achieving your vision. The key is discovering limitations before finalizing plans.
A: Yes, septic system sizing is based on the number of bedrooms and expected wastewater volume. A 5-bedroom home requires a larger system and more drain field area than a 3-bedroom home. This affects both cost ($4,000-$8,000+ difference) and the footprint needed for the system.
A: Once you own the lot, you should maintain vacant land insurance. When construction begins, your builder should carry builder's risk insurance covering the project. Verify insurance requirements with your lender and discuss coverage with your builder before work starts.
A: Setback variances are sometimes possible through local zoning boards, but approval isn't guaranteed and adds time and cost. HOA rules are typically more rigid, though architectural review committees may allow modifications if you can demonstrate compliance with overall community standards. Don't assume flexibility exists—plan within existing requirements.
Pre-construction planning is where successful custom home projects begin. By thoroughly understanding your lot's characteristics, regulatory requirements, and infrastructure needs before design starts, you set the foundation for a smooth building process and a home that perfectly suits both your vision and your land.
At KC Custom Homes, we've spent over 25 years guiding Hill Country families through every phase of the custom home building process—from initial lot evaluation through final walkthrough. Our comprehensive building approach ensures nothing is overlooked, your budget remains realistic, and your timeline stays on track.
Whether you already own your Hill Country lot or are still searching for the perfect site, we're here to help you navigate the pre-construction process with confidence.
Schedule your complimentary site consultation:
During your consultation, we'll:
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The Hill Country offers some of Texas's most beautiful building sites, but successful custom home projects require careful preparation. Don't let avoidable issues derail your dream home timeline or budget. Contact KC Custom Homes today to ensure your pre-construction planning sets you up for success.
KC Custom Homes - Award-winning custom home builder serving the Texas Hill Country including Boerne, New Braunfels, San Antonio, and surrounding communities since 1998. Specializing in thoughtful site planning, comprehensive pre-construction services, and fully custom home designs that honor the natural beauty of the Hill Country.
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