Build on Your Lot in Richmond: 12 Frequently Asked Questions Answered
Have the perfect piece of land but unsure about the custom home building process? Building on your own lot (BOYL) offers incredible opportunities for personalization and location control, but it also comes with unique considerations that differ from building in established developments.
Whether you've inherited family land, found the perfect rural acreage, or purchased a lot in your dream neighborhood, understanding the build-on-your-lot process is essential for success. We've compiled the most common questions Richmond-area homeowners ask about building custom homes on their own property.
1. What does "build on your lot" actually mean?
Build on Your Lot (BOYL) means constructing a custom or pre-designed home on land that you already own, rather than purchasing both a home and lot together in a planned development. This approach offers maximum flexibility in location choice and home personalization, allowing you to build exactly where you want to live.
Unlike spec homes in communities, BOYL projects require evaluating your specific land for building feasibility, navigating individual permitting processes, and often installing utilities from scratch. The result is a truly customized home that fits both your vision and your land's unique characteristics.
2. How do I know if my lot is suitable for building?
Several factors determine lot suitability:
Zoning Requirements: Your land must be zoned for residential construction, with specific requirements for setbacks, building height, and lot coverage.
Utility Access: Evaluate proximity to water, sewer, electricity, and gas lines. Remote lots may require wells, septic systems, or utility extensions.
Soil Conditions: Soil tests determine foundation requirements and identify potential issues like high water tables or rocky terrain.
Topography: Steep slopes, wetlands, or flood zones can impact buildability and costs.
Environmental Factors: Some areas have restrictions due to historical significance, protected wildlife, or watershed protection.
At Keel Custom Homes, we provide comprehensive lot evaluations to assess all these factors before you commit to the building process.
3. What's included in a professional lot evaluation?
A thorough lot evaluation examines:
Boundary survey to confirm property lines and easements
Topographical analysis showing elevation changes and drainage patterns
Soil percolation tests for septic system requirements (if needed)
Utility availability assessment and connection costs
Setback requirements and building envelope limitations
Environmental restrictions or special permitting needs
Access and driveway requirements for construction and permanent use
This evaluation helps determine not just whether you can build, but what it will realistically cost and what design modifications might be necessary.
4. How much does lot preparation typically cost?
Lot preparation costs vary dramatically based on your land's condition:
Basic Preparation (cleared, level lot with nearby utilities): $10,000-$15,000
Site clearing and grading
Temporary construction utilities
Driveway installation
Moderate Preparation (some clearing needed, standard utilities): $15,000-$30,000
Tree removal and site clearing
Significant grading work
Utility line extensions
Extensive Preparation (challenging terrain, remote location): $30,000+
Major grading and earth moving
Long utility runs
Special access roads
Rock removal or specialized foundation work
The key is getting accurate estimates upfront so there are no surprises during construction.
5. Who handles permits and approvals for building on my lot?
As your turnkey builder, Keel Custom Homes handles all permitting and approval processes, including:
Building permits from your local jurisdiction
Septic permits (if required) from the health department
Well permits and water quality testing
Architectural Review Board (ARB) applications for covenant-controlled communities
Environmental permits for sensitive areas
Utility connection applications and inspections
We coordinate with all relevant authorities and keep you informed throughout the approval process, which typically takes 4-8 weeks depending on your jurisdiction and project complexity.
6. How do setback requirements affect my home design?
Setbacks are minimum distances your home must be from property lines, and they significantly impact your building envelope—the area where construction is allowed.
Typical setback requirements:
Front setback: 25-50 feet from the road
Side setbacks: 10-25 feet from property lines
Rear setback: 20-35 feet from back property line
Well/septic setbacks: Additional distances from these systems
Design implications:
Smaller lots may limit home size or require creative layouts
Irregular lot shapes might dictate home orientation
Steep slopes within setbacks can affect foundation design
Utility easements further reduce buildable area
We design your home to maximize space within these constraints while ensuring optimal orientation for views, sunlight, and privacy.
7. What utility connections will I need, and what do they cost?
Utility requirements depend on your lot's location and existing infrastructure:
Municipal Areas (water and sewer available):
Water connection: $2,000-$6,000
Sewer connection: $3,000-$10,000
Electric service: $1,500-$5,000
Rural Areas (private systems needed):
Well installation: $8,000-$15,000
Septic system: $15,000-$25,000
Electric service extension: $5,000-$10,000+
Additional considerations:
Internet/cable connections
Security system pre-wiring
Generator hookups
EV charging preparation
We provide detailed utility cost estimates during the lot evaluation process.
8. How long does the building process take on a private lot?
BOYL projects typically take 10-18 months from contract to completion:
Pre-Construction (4-6 months):
Lot evaluation and feasibility study
Home design and plan modifications
Material selections and final pricing
Permit applications and approvals
Construction (6-10 months):
Site preparation and utility installation
Foundation and framing
Mechanical, electrical, and plumbing
Interior finishing and landscaping
Factors that may extend timelines:
Complex permitting requirements
Challenging site conditions
Weather delays during site preparation
Custom design elements or change orders
The key is thorough planning during the pre-construction phase to minimize delays once building begins.
9. Can I use any floor plan on my lot?
While you have more design flexibility than in developments with restrictive covenants, your lot's characteristics may influence plan selection:
Site-specific considerations:
Slope: Walk-out basements work on sloping lots; flat lots welcome variety
Orientation: Window placement should maximize views and natural light
Size constraints: Setbacks may limit footprint or require multi-story designs
Access: Steep or narrow driveways affect garage placement
Available options:
Existing Keel plans (like our Kiawah model) can be modified for your site
Fully custom designs created specifically for your lot and lifestyle
Plan modifications to adapt any design to your land's unique features
Our design team ensures your chosen plan works harmoniously with your lot's natural characteristics.
10. What about septic systems and wells—how do those work?
Many BOYL projects require private water and sewer systems:
Septic Systems:
Soil percolation tests determine system type and size
Conventional systems work for most soil conditions ($10,000-$15,000)
Alternative systems needed for challenging soils ($15,000+)
Regular maintenance required every 3-5 years
Private Wells:
Well depth varies by location (typically 100-400 feet in Richmond area)
Water quality testing ensures safety and determines treatment needs
Pump systems and pressure tanks included in installation
Backup power considerations for outages
We coordinate all testing, permitting, and installation with licensed professionals who understand local conditions and regulations.
11. Are there any restrictions on what I can build?
Even on your own land, several factors may limit building options:
Government regulations:
Local zoning ordinances (height, lot coverage, use restrictions)
Building codes and safety requirements
Environmental protection rules
Historic district guidelines (if applicable)
Private restrictions:
Neighborhood covenants or HOA rules
Easements for utilities or access
Deed restrictions from previous owners
Physical limitations:
Soil conditions and drainage patterns
Topography and natural features
Utility availability and connection costs
Access and emergency vehicle requirements
We review all applicable restrictions during lot evaluation to ensure your dream home is achievable within existing constraints.
12. How much does it cost to build on my lot vs. buying in a development?
BOYL costs vary significantly based on lot conditions, but here's a general comparison:
Potential cost savings:
No builder markup on land costs
Choose your desired location without compromise
Avoid premium pricing for established community amenities you might not use
Potential additional costs:
Lot preparation and utility installation
Longer construction timeline (carrying costs)
Custom design fees for site-specific modifications
Potential for unforeseen site challenges
Typical scenarios:
Prepared lot with utilities: Often comparable to development building
Raw land requiring utilities: $30,000+ in additional prep costs
Challenging terrain: Significantly higher due to specialized foundation and grading work
The key is accurate upfront evaluation to avoid budget surprises and ensure your lot investment makes financial sense.
Ready to Build on Your Lot?
Building on your own land offers unparalleled opportunities to create exactly the home you want in your chosen location. Success depends on thorough planning, realistic budgeting, and working with experienced professionals who understand the unique challenges of BOYL construction.
At Keel Custom Homes, we're your turnkey solution for building on private lots throughout the Richmond area. Our team handles everything from initial lot evaluation through final walkthrough, ensuring your custom home building experience is smooth and successful.
Get Your Free Lot Evaluation
Curious whether your lot is ready for your dream home? We offer comprehensive lot evaluations that assess:
✓ Building feasibility and optimal home placement
✓ Utility availability and connection costs
✓ Permitting requirements and timeline estimates
✓ Site preparation needs and budget implications
✓ Design recommendations based on lot characteristics
Ready to get started? Contact Keel Custom Homes today to schedule your free lot evaluation and take the first step toward building your dream home on your perfect piece of land.
Don't let uncertainty hold you back from building where you want to live. Get the answers you need to move forward with confidence.