Avoid these common homeowner mistakes when picking a property for your new home
- Jun 1
- 4 min read
Underestimating site constraints
Zoning & Setbacks - Local zoning ordinances control:
Minimum lot size
Front, side, and rear setbacks
Maximum building height
Lot coverage %
Use (single-family, duplex, short-term rental, etc.)
The Ace Insight "A lot may be large, but still unbuildable if setbacks or easements leave too little buildable area."
Topography & Slope - Sloped sites can create walk-out basement opportunities, but also may create…
Retaining wall requirements
Higher excavation and foundation costs
Stormwater runoff issues
The Ace Insight "Steep slopes may limit driveway placement or make septic systems impossible."
Flood Zones & Wetlands - If any part of the lot is near wetlands, streams, or buffers, you may face…
No-build zones
Enlarged footing requirements
Expensive environmental engineering
The Ace Insight "Many lots appear cheap because large areas are environmentally restricted."
Access & Driveway Rules - May vary depending on the adjacent road type:
- Legal road frontage
- PennDOT or township driveway permits
- Steep driveways or state road access can require:
Engineering
Culverts
Safe sight distances
The Ace Insight "Even a beautiful lot can become impractical if vehicles cannot safely and legally access it."
HOA, Deed & Community Restrictions - Common in the Poconos are the following:
HOA design rules
Minimum square footages
Limited or no short-term rentals
Exterior material restrictions
The Ace Insight "Large driveways, garages, and roofs push lots over impervious limits."
Stormwater & Impervious Coverage - Some townships may require:
Stormwater management engineered design plans
Infiltration beds or rain gardens
Drainage collection systems
The Ace Insight "Large driveways, garages, and roofs often push lots over impervious limits."
Permitting & Local Ordinances - Some municipalities require:
Architectural review
Coordination with historical or scenic overlays
Tree removal permits
The Ace Insight "These can add time, risk, and cost; plus additional regulatory approvals."
Planning for utilities
Soils & Perc Testing
Soil determines:
Whether a septic system is allowed
What type of foundation is required
Common issues:
High water table
Clay or shallow bedrock
Failed perc tests (no septic → no house)
The Ace Insight "This is one of the biggest hidden deal-killers."
Utilities - public versus private
Public Utilities:
Electric - length of utility runs & placement of additional utility poles can increase costs.
Public water - tap-on fees may be required and vary by township
Central Sewer - connection fees may be required and vary by township
Gas - availability can be limited
Private Utilities:
Well drilling
Septic systems
The Ace Insight "Utility access can affect where the house can be placed on the lot."
Easements & Rights-of-Way - These may limit where you can build:
Utility easements
Shared driveways
Drainage paths
Neighbor access
The Ace Insight "These could remove huge chunks of buildable area."
Delaying contractor input
Most bad building experiences don’t come from bad houses — they come from bad lot decisions made too early. If you avoid these common homeowner mistakes, your building experience will be greatly improved.
Two lots may look identical online — but one can build easily, while the other is nearly impossible or costs more due to hidden constraints.
This is why professional site evaluation is critical before buying land.
Example 1 — “The Pretty Sloped View Lot”
What the buyer sees:
A beautiful wooded lot with mountain views and a cheap price.
What a builder sees:
The only buildable area is halfway down the slope.
Hidden problems:
House would sit below uphill runoff
Driveway must slope downhill toward the garage
Retaining walls or deeper foundations required
Snow and ice could slide toward the home
The Ace Evaluation:
Move the house higher, shorten the driveway, and keep water flowing away.
Example 2 — “The Flat Clearing in the Middle”
What the buyer sees:
A perfect flat spot right in the center of the lot.
What a builder sees:
The lowest elevation point.
Hidden problems:
Acts like a bowl for stormwater
Septic forced into higher, rocky areas
Constant muddy yard and basement moisture
The Ace Evaluation:
Shift the home toward higher ground and use the flat area as yard space instead.
Example 3 — “The Cheap Acre with Rock”
What the buyer sees:
A bargain-priced wooded acre.
What a builder sees:
Rock ledge sticking out of the hillside.
Hidden problems:
Foundation may require hammering or blasting
Septic trenches may be impossible
Driveway cuts into solid stone
The Ace Evaluation:
If extensive, shallow rock is visible, add in extra contingency or walk away.
Example 4 — “The Roadside Build Spot”
What the buyer sees:
Easy access from the road.
What a builder sees:
The road is the high point of the lot.
Hidden problems:
Water flows directly toward the house
Driveway creates a funnel for runoff
Winter ice forms in front of garage
The Ace Evaluation:
Place the house higher than the driveway or move it deeper into the lot.
Example 5 — “The Fully Cleared Lot”
What the buyer sees:
Ready to build.
What a builder sees:
No wind or sun protection.
Hidden problems:
High heating & cooling bills
No privacy
Soil erosion after storms
The Ace Evaluation:
Selective clearing keeps wind breaks, shade, and natural drainage.
Comments