Selecting the right property to buy or sell in the Seattle area can be filled with costly pitfalls if you don't do your due diligence. An experienced architect like Mark Elster of AOME Architects recommends starting any site search with a feasibility study.
"The biggest mistake people make is not getting professional guidance before they commit to a property," says Elster. "They fall in love with a site before determining what's actually possible to build there. I've seen buyers purchase land only to find out later their dream home won't fit or meet zoning restrictions. It’s devastating emotionally and financially."
A feasibility study done upfront can uncover issues with setbacks, height limits, protected trees, soil stability, access and a myriad of other constraints. This allows buyers to only look at properties that will truly meet their goals or helps sellers accurately market their land's potential.
"Most feasibility studies cost a few thousand dollars but can save people countless time and money down the road,” explains Elster. “I once had a client who purchased a $7.5 million property. She wanted 8,000 square feet but I discovered only 6,000 was allowed. She had to sell at a loss." This could have been avoided if her property search started with a feasibility study.
Rules and regulations vary greatly between jurisdictions and neighborhoods. Even experienced realtors or contractors can misjudge what's possible on a site. Elster relies on his decades of knowledge to quickly assess feasibility. Communities like Mercer Island and many of our other lakefront communities have very unique limitations that affect property development.
"In 30 seconds I can usually know if a property will work based on my familiarity with zoning codes and the jurisdiction," says Elster. "I then confirm with the building department. This saves people from wishful thinking or speculative assumptions."
Elster helps buyers narrow down candidate properties based on must-haves like views, lot shape, access or pool locations. For sellers, he creates scenarios showing what can realistically be built to maximize value. His expertise also aids in navigating complex permit processes.
"Jurisdictional reviews are like Calvinball," jokes Elster. "The codes are a labyrinth and internally contradictory. My job is to understand the intent and teach the officials to say yes to our design.” (Calvinball is from the comic strip, “Calvin and Hobbes”.)
The bottom line is feasibility studies reduce risk on both ends of a transaction. They provide clarity on what can and can't be done. Elster summarizes, "The architect's job is to clearly define the boundaries, so people know if a property will work or if they should walk away."
Savvy Site Selection
"The real reason tear downs happen is that as areas get wealthier, the value of land increases," explains architect Mark Elster. "Owners want homes suiting the property value, not outdated ones. It’s the natural evolution of neighborhoods."