The Lake Keowee area is a rural community and because of the character of the land, most homes are built in areas without access to city water and sewer utilities. When building a custom home on Lake Keowee, a septic permit for a septic system is necessary when your lot doesn’t have access to a public sewer system. In the state of South Carolina, having and installing a septic system is regulated by ordinances and rules to ensure proper health standards are met.

Securing a Septic Permit

The South Carolina Department of Health and Environmental Control (DHEC) is the department responsible for the regulations for the installation of septic systems. Total Quality Home Builders will work with the local planning and zoning office, submitting all of the required paperwork and fees, for permits and clearances.

Construction, repair, maintenance, or cleaning of a septic system by a business requires a valid license from the South Carolina DHEC. Total Quality Home Builders is required to submit the proper septic permit application for a Permit to Construct a septic system from the county health department, and, once approved, the permission is awarded. The county health department will verify whether the terrain and soil on your lot are suitable for the construction of a septic system. The inspection of the property will verify there’s no chance of groundwater contamination as well as other possible health hazards. The construction of the septic system must comply with the parameters of the permit.

Septic System Design

Your builder will design a septic system that suits the area in which it will be built as well as one that is appropriate for the soil in which it will be installed. Municipality inspectors from the health department will perk the property and consider which design is needed based on the soil type. Your local health department inspectors will provide Total Quality Home Builders with strict requirements based on the land and the size of your new home.

Installing a New Septic System

Once the septic system design has been decided and the appropriate septic permit has been awarded, the work of installing your system will begin. Depending on the size of your home, an appropriately sized septic tank will be installed into the ground along with the necessary drain fields. Because the tanks are generally large, installation requires heavy equipment to dig the area for installation. All aspects of what will be needed to complete your septic tank installation for your new home are included in your Good Faith Estimate.

The master site plan, sometimes referred to as a plot plan, is a diagram that shows planned improvements to the lot on which you are building a custom home. A site plan typically begins with a field survey to define property lines and to map out the topography of your lot. This plan will be used for staking the foundation footprint of your new home with offsets for excavation. The site plan will include:

• Property lines
• Setbacks
• Easements
• Grading
• Existing natural elements
• Landscaping features
• Structures
• Driveways
• Fencing
• Utilities

Master site plans may be required by county governments

The relationship between what exists on the land and improvements to a piece of property is one of the most important aspects of a well-planned master site plan. Because different building authorities have different requirements depending on local laws, not all site plans are created equal. Some permits may require your builder to hire a land surveyor, which is standard procedure for all custom home construction at Total Quality Home Builders. An experienced builder will verify with the county permitting department for clarification prior to proceeding.

County governments require master site plans to confirm that local and state building codes are followed when making major changes to a property. Site plans are typically retained by your county government as a historical record of the property, especially when significant changes, like building a home, are made to the lot. In general, the master site plan shows the details of all proposed improvements or additions to a specific plot of land.

Floor plan and topographical survey

As we learned in Part 5: Architectural Design & Floor Plan, Total Quality will request the surveyor to overlay the proposed footprint of the house floor plan over the topographical survey. We’ll discuss with you the ideal placement of the home to take advantage of the views and natural beauty of the property and mark locations for the septic tank, driveway, landscaping, and any other improvements included in the design of your new home. As part of our complete transparent process, we won’t stake the home until you’ve approved the plan.

In some instances, your HOA may require approval of the master site plan before construction can begin. Total Quality will work with your HOA to ensure that all required documents are submitted and approved.

Next up, in Part 8: Land Clearing and Underbrushing, we’ll review the process of getting your lot ready for construction.

Architectural design floor plans

Architectural design floor plans are a comprehensive outline of an entire house, showing the layout, shape, size, and details of the structure. Utilizing this detailed floor plan, the builder and the buyer have the complete picture of the construction specifications of a home, its area, dimensions, and layout.

Some buyers have specific requirements that they want to be incorporated into the design of their home and others need guidance with the architectural design. Some builders have home plans available that you can modify to fit your vision. You can customize your architectural design to include an open floor plan, a bigger kitchen, more closet space and storage, or a custom laundry room. Or you can choose to work with our architectural design team to have a custom home designed. Whatever your vision, Total Quality can integrate your wishes into the design of your dream home.

A well-planned architectural design and floor plan will also consider how you and your family will use the indoor space as well as the outdoor surroundings. The qualities of a good architectural plan should include the following:

Functionality of the floor plan

The architectural design and floor plan make it easy to ensure the space is suitable for its intended purpose, allowing the opportunity to work through any challenges before the building process begins. Experiment with design alternatives and circulation flows which show how people will move through the home. Living on the lake, you may want to have easy access to your boat ramp. A front porch or backyard deck should be positioned on the property to enjoy the views. In a space where people live, the arrangement of rooms and the flow from one space to another makes a difference in the feel and utility of the home.

Choosing your aesthetic

You get to choose the look and feel of your new home, from decisions about paint colors, hardware, finishes, and more. But first, you will have to choose a design aesthetic that sets the tone for the entire home. Whether you envision your home light and airy or want functional independent spaces, deciding on how you want your house to feel will help you develop the overall aesthetic.

Planning for the future

Good architectural design should not be limited to the current needs of you and your family but also be prepared for the years to come. Flexible and dynamic spaces are vital in designing a home that is highly adaptable to lifestyle changes down the road. You may have elderly parents who may need to live with you or if you’re planning to age-in-place, considering the adaptability of your floor plan is key to a smooth transition.

Incorporating HOA requirements

If your home will be built in a community with a Homeowners Association, you will need to abide by the covenants, conditions, and restrictions of the HOA. Oftentimes, depending on the HOA, you will be required to submit your completed architectural design and floor plans to the HOA as well as to the agency administering the building codes. Keep in mind that just because the city granted a permit doesn’t mean the HOA can’t nix your plans. Your builder should submit your plans to the HOA as soon as your architectural plans are ready. The builder may even begin this process before your plans are final. Working with a local custom builder that is familiar with the area HOAs will streamline this process.

Next time, we’ll discuss the process for choosing selections in Part 6: New Home Interior Selections for Your Custom Build.

Analyzing a lot for construction is the next step in the process now that you’ve found the lakefront property on which you’d like to build your home. Before starting the work on a building plan, we will research your chosen build site since the condition of the land will affect your overall design and the cost to build your home. An experienced builder won’t draw architectural plans for you without a detailed site plan and should never offer an estimate of construction costs without knowing the details of the land itself.

As we outlined in Part 2: Find a Waterfront Home Site, Total Quality Home Builder’s waterfront property specialists will meet with you to walk the lot. Together, we’ll work to understand your vision and decide on the best spot on the lot for your home. We’ll assess the topography, determine the ideal placement and view, establish the locations of the driveway and septic system, and offer suggestions and estimates for proposed building costs for a Good Faith Estimate.

The Natural Beauty of Lake Keowee

Taking note of the natural elements of your lakefront property, we’ll consider the following details as we’re analyzing the lot for construction: rock outcroppings, low areas and slopes, water elements, high points and ridgelines, forms and unique natural features, waterfront views, and mountain vistas. Incorporating these existing features of the lot into the site plan will help us provide you with a lake home that takes advantage of the natural beauty of Lake Keowee.

As we analyze the lot, we consider everything from tree locations to sun orientation, topography, potential views, natural breezeways, and orientation to the lake. As the site plan is being developed, we make sure to use the site’s opportunities, to take advantage of the site’s views, sunlight, and energy efficiency opportunities.

Things to Consider When Evaluating a Building Site

Taking the time to properly analyze and evaluate a build site, we’ll be able to develop the best site plan for the lot and ultimately, for your lake house. Our specialists will design a home that suits that land and takes advantage of all it has to offer. Here are some of the most important things we’ll consider when we start the process of analyzing a lot for construction.

• Property lines show the legal limits of the property that you legally own. You may see stakes placed at the corners of the property. These boundaries will also show on the plat that you receive when purchasing a piece of property.
• Building setback lines are established by the local jurisdiction’s zoning regulations and will indicate the required front, rear, and side areas of the property where a building can’t be built.
• Easements are additional defined areas where building legally can’t be done. These are areas where utilities or access lanes are typically located.
• We’ll note the orientation of the property as it relates to a compass. Does the property face north, south, east, or west?
• We’ll document where the sun rises and sets in winter and summer. We’ll take note of where the sun is at midday as this will help determine the best orientation for rooms and windows. This will affect the brightness of your home and its energy efficiency.
• As we’re analyzing the lot for construction, we’ll document areas of moderate and steep slopes, if any. Moderate slopes can be opportunities to create
• walk-out basements and can be incorporated into the design of the home.
• Locating significant trees and natural areas that you want to preserve is important and will help us place the home in a position to take advantage of the natural beauty of your property.
• Site features such as the location of boulders, drainage swales, creeks, and other features you want to avoid or integrate into your design.
• Knowing the direction you and your visitors will enter and exit the property will help us design a house that feels right on the land.
• Take note of the direction of views you would like to incorporate into the layout of the home. Do you want to see the lake from the living room or the kitchen? Or both?
• It’s important to note the locations of neighboring structures to plan for optimizing your privacy and your neighbors’ privacy.
• As we are analyzing a lot for construction, we’ll naturally uncover ideal spots for your home. We’ll make note of and discuss these options with you.
• Community restrictions, as outlined in HOAs, and local zoning may set height limits, area limits, lot coverage restrictions, or other rules that will influence your design.

City, County, and State Regulations

Every city, county, and state has its own unique building and excavating regulations and it’s important that your builder is well-versed in the area you are building your home. As a builder is analyzing a lot for construction, knowledge of local regulations and HOA ordinances is a must. The development approval process varies from place to place, and many require several layers of local, state, and federal permits and approvals. Be sure you’ve chosen a builder that understands this process to avoid delays and the unintended breaking of area regulations.

The main purpose of these restrictions is to ensure the proper development of land for which it is zoned and to protect other property owners from improper development and use of surrounding lots that may affect the value of the properties in the area. Regulations also secure and maintain proper setbacks from streets and adequate open spaces between structures. In general, they also provide for and ensure the quality of the property in an aesthetically pleasing manner and in accordance with all local ordinances and requirements for Lake Keowee developments in Pickens County and Oconee County.

In our next installment, Part 4: Land Survey, we’ll discuss the land survey, which is required by the South Carolina Department of Health and Environmental Control (DHEC) for the septic systems and is required by the county for a building permit. Since lakefront lots rarely have flat land, a topographical survey may be ordered depending on the grade of the site. These surveys will assist in determining excavation estimates and a better determination of the overall cost when working on your Good Faith Estimate.

Part 1: Researching your Custom Builder Options

The decision is made. You’re researching your local custom builder options in the Lake Keowee area. You’ve probably looked through dozens of home decorating magazines, browsed the internet, and made numerous lists of all the features you want to include in your home design. While these steps are necessary (and fun!), the process of choosing the right builder can be daunting. The smartest thing you can do is research your options. Make a list of the home builder qualities that are important to you and narrow your choices down to a handful of builders that you feel have the experience to build your dream home.

In part one of this series, Researching your Custom Builder Options, our goal is to guide you through the process of choosing the right partner. Selecting a custom home builder is one of the most important decisions you will make at the beginning of your journey. Select the right one and you will build a strong relationship and develop an honest partnership. The right builder will offer total transparency throughout the building process and ultimately, you’ll dodge a construction horror story. Choose well and you’ll end up with a high-quality lake home that you and your family will enjoy for years to come.

When to choose your builder

The best time to choose your builder is before you begin to search for the lake lot on which you want to build your home. Engage with a builder who has licensed real estate agents on staff, who are intimately familiar with the area, and are experienced with the ins and outs of building homes on Lake Keowee. If you’ve already chosen or purchased your land, that’s ok, too. A good builder will walk you through the process of evaluating the property and offer educated options that best suit your vision. Bringing a builder on board early in the process ensures that your desired design and your budget stay aligned throughout the build.

Starting your search for home builder options

In South Carolina, the South Carolina Department of Labor, Licensing and Regulations is responsible for the licensing of all contractors. General, mechanical, specialty, and manufactured housing contractors must be licensed through the state of South Carolina to work in the state. When researching your custom builder options, be sure to verify if the builders you choose to research are properly licensed. It’s also important to make sure that your builder’s subcontractors also have the appropriate qualifications and licensing, so be sure to ask your builder for confirmation.

A good place to start in your research is by talking to family, neighbors, co-workers, friends, and especially real estate professionals that can offer positive custom home builder referrals. Someone in your circle may have direct experience with a local builder. Through your conversations, you may even uncover a list of builders with questionable reputations. Knowing who to avoid is obviously valuable information.

Don’t limit your research to just the people you know; go online and search for builders in the area. Take note of their online reputations: read reviews, look for recommendations, and pay attention to complaints. While not everyone can keep a perfect reputation score online, most of the reviews of the builders you’re considering should be positive.

Interview your top choices

Once you’ve done your due diligence and you’ve selected the top two to three choices from your home builder options, ask to schedule a meeting, either in person or through video conference if you’re from out of town. Be sure to have a list of questions handy and take notes. This may be the most time-consuming part of your selection process, but it’s also the most important. If you’re from out of town and plan to be in the area, request to visit a completed home or current job site with the builder. You may also want to ask for references of the builders from current or past clients.

Interviewing your home builder options will give you the chance to judge the following:

• Transparency in the home building process
• The experience of the builder and their preferred subcontractors
• Communication quality of the builder and their core team

Visiting a current job site will allow you to assess:

• If the builder’s team has first-hand knowledge of the project and its progress
• The quality of the planning and construction of their builds
• Jobsite cleanliness and safety measures

When you first meet with the team at Total Quality Home Builders, our goal is to help you evaluate if we’re the right custom builder option for your project. We go to great lengths during the initial work we do to provide you with a completely transparent plan from the start and that there are no surprises throughout the construction process.

During our initial meeting, we’ll provide you with documentation of our current projects, including budgets and plans, to give you a clear understanding of how we work, what’s included in the budget, and a typical timeline for custom construction. We’ll also provide you with our portfolio of completed homes and a list of current and past clients, which you’re free to call to evaluate their satisfaction. Our goal is to help you feel confident with Total Quality Home Builders as your custom home builder option. From this point, the process for building your home becomes clear. We’ll establish your budget, create a Good Faith Estimate, and then the fun work begins.

Coming up in part two of this series, Find a Waterfront Homesite, we’ll explore the reasons why it’s important to enlist your builder’s help to find a lot to purchase, and how we use your vision to locate the best waterfront property for your custom-built home on Lake Keowee.