Tag: new homes

How to Vet A Parcel and Buy a Perfect Lot in Vienna VA, McLean VA & Around NOVA: 8 Land Purchasing Questions to Ask Before Submitting an Offer

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Buying a Perfect Lot for Your New Home

Please Scroll to the bottom of the page to view Land & Lots available for sale. For an inventory of “off market”, “pocket”, and “private” listings, please Contact Me directly.

 

Whether you are looking to build a spec or a custom new home in Northern Virginia, you will not be able to bring your dreams into reality without first finding and buying a perfect lot.

Hopefully by now, you’ve decided on the location, the size of your new home, and selected a reputable local builder. Now it’s time to find a perfect lot for your new home. l BBuBuy Lot in Vienna VA.

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Lot & Land Purchase Contract: 8 Questions to Ask Before Submitting an Offer

Before writing an offer and presenting your contract to purchase, you should be aware that land purchase requires extensive buyer due diligence. Most of the sellers won’t have all the answers, so it’s imperative to investigate all potential issues thoroughly until you become confident in the purchase. In addition, Virginia is a caveat emptor (buyer beware) jurisdiction that means that the sellers of realtors in Virginia are not necessarily required to fully disclose all property defects when you buy the property.

As your real estate agent, I’ll do everything in my power to collect as much information on the parcel as possible, including visiting County Offices and talking to the sellers’ agent. All gathered information will allow you to vet the property and will become a powerful tool during the negotiations.

After the preliminary “home work” on the property has been completed, and all available information is gathered, you still might have some unanswered questions about the land. In order to make sure that no unpleasant surprises await you after the sale, the contract should include Feasibility Study contingency.

Feasibility Study will allow you to have sufficient time to inspect the property and uncover all potential issues. You should consult your realtor and an engineer on the length of these contingencies.

Asking these eight questions might help you to decide what contingencies would become a part of your Land Purchasing Contract:

❶ What utilities are available on a prospective Lot?

Utilities on the property, such as water, gas, sewer, will fall under two categories: Public and Private or a combination of both.

Your realtor will research whether the water source and sewer are maintained privately or publicly; and if there is a gas line or propane tank installed. Are the hookups complete and capacity adequate?

All lots can be divided into these categories:

• With all public utilities available on site (gas, water and sewer);

• Only gas line; public water or sewer;

• Or without any public utilities.

Properties with public sewer, water and gas line are easy to deal with and should not cause a concern – the new home is built, and the utilities are connected to a house.

When public utilities are not available, your new home will be serviced by private septic system, propane gas tank and well water. You, as a buyer, have to decide if the maintenance of all the utilities would become a burden. For example, you would have to make sure to schedule inspections of the septic system and test well water quality on the annual basis.

❷ Was the potential lot approved for a septic system?

This is very important. Often the lot looks beautiful and priced right, but no septic can be installed. The reason? A soil study that includes soil percolation test, doesn’t allow for it.

A house cannot be constructed without a septic system approved by the Fairfax County’s Health Department! Please read more about septic systems here. The last thing you want to do is to purchase a lot and find out later that the construction of a new home is unachievable.

❸ Will water supply be public or come from a private well?

The water for your new home may come from a well or from a local water company. The drilling and installation of water well will have to be approved by the Fairfax County’s Health Department. If there is no public water, before purchasing a lot, you have to make sure well water is available. A water well has to be located 50 feet away from the septic system.

❹ Is the lot/land located in flood Zone?

 It’s also a good idea to check the flood plain status of the property, as this will impact availability and cost of flood insurance. An experienced engineer that works closely with the builder will be able to check property’s records and confirm.

❺ Would you have to use a private road?

If the lot is located on the private road, the contract to purchase a lot has to include a recorded easement providing adequate access to the property.

❻ Have you checked for Restricted Protected Areas?

The lots with Restricted Protected Areas or RPAs have very restrictive rules and regulations – no construction or installation of the utilities will be allowed beyond RPA’s border line. Often, very large lot – 5 acres+ might only have 1 acre of usable or buildable land. Please review property’s plat for the existence of the RPA lines.

❼ Are there any protected tree species?

If there are a lot of trees on the lot, you will have to make sure that none of those trees are protected species. If the trees are protected, your builder will not be able to cut them down in order to clear the area for the construction of the house. In addition, subdivision’s HOA by-laws might restrict your ability to cut trees and clear the building site.

❽ Did you obtain land’s survey or plat?

In addition, you will have to check the final survey of the land, check on easements for gas lines, electrical and county roads, make sure there are no Conservation areas, and check on Building Restriction Lines or BRLs and, if needed, locate a place for a propane tank.

 

How and Where Do You Find Lots & Land for Sale?

Where do you start looking for the right building lot? In Northern Virginia, majority of building lots are listed on the local MLS. Please seek assistance of your real estate agent for most up to date list of lots available for sale. Your realtor will not only locate the lot that matches your criteria, but also will take you through steps necessary to make sure that the lot you are purchasing is buildable.

When buying a lot in Northern Virginia, you have two choices:

1. Buy a “teardown” property in “as-is” condition and use land to build a new home.

2. Buy unimproved or raw land.

 

Bottom Line:

Once you find a lot that matches your criteria, start investigating. With the help of your agent and experienced engineer and builder, review a plat, and all the documents that are available at Fairfax County’s Health Department.

If you are ready to start looking for a lot in Vienna VA, McLean VA, Great Falls VA or in Falls Church VA, and would like to learn more, please feel free to contact me to set up a consultation. Buy a perfect lot for your new home in Vienna VA, McLean VA, Great Falls VA with Natasha Lingle

Currently for sale Lots and Land in Northern Virginia:


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Stages of Home Construction: From Lot Preparation to Final Inspection

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Stages of Home Construction: From Lot Preparation to Final Inspection

Scroll to the bottom of the page to view Land & Lots for sale. For an inventory of “off market”, “pocket”, and “private” listings, please Contact me directly.

As a buyer of new home, you don’t need to know all of the details involved in home construction, but a general knowledge, however, of what should take place during each phase, will help you monitor progress and spot potential problems. Although methods and materials may differ among the builders, the following overview covers common stages of home construction.

❶ Lot Preparation

  • Lot walk: The buyer, sales representative, and construction superintendent walk the lot to discuss home placement and identify features, such as trees, to remove or save.
  • Lot scrape and grade: Any structure and vegetation that will not be part of the finished site is removed. The lot is leveled by excavation or packed soil fill.
  • Form set: Wooden batter boards are placed to outline the footprint of the home.
  • Pest control treatment: If needed, the soil is treated for pest prevention.
  • Septic and well excavation: If needed, bringing in heavy excavation equipment at this stage minimizes site damage.
  • Utility set: A temporary water meter and utility pole are installed to provide water and electricity needed for construction.
  • Construction waste management: Receptacles large enough to hold construction waste are placed on the site.

Also Read:

Land Development For New Homes: Before Groundbreaking

❷ Slab, Crawlspace, or Basement

Climate determines the underpinnings of home construction. The depth of frost line determines whether to construct the home on a slab or excavate a basement or crawlspace. If the underpinnings of the home do not reach below the frost line, the structure is exposed to serious hazards as water freezes and expands in the soil. If the soil under the basement, crawlspace, or poured slab freezes and expands, the resulting cracks and upheavals can cause serious structural damage to the home. For this reason, homes constructed in cold climates require excavation of a basement in order to reach below the frost line. Majority of homes in Northern Virginia in such towns as Falls Church, Great Falls, McLean, and Vienna have basements.

Homes in mild climates can be constructed over a crawlspace, which is a short basement. Extension of the basement or crawlspace walls above the soil line forms the foundation that supports the frame and flooring.

In warm climates that experience superficial frosts, a home can be constructed on a poured slab, which is faster and less expensive than constructing a basement. Cement piers may be integrated into the slab to support the framing and floor beams.

Excavation and finishing of a basement has pros and cons. A basement provides room and easy access for mechanicals, electrical conduit, and piping. Plus, it can expand living space, particularly walk-out basements for homes built into inclines. On the other hand, excavation and construction add costs. Potential damage from basement flooding is a major, and sometime chronic, problem for homes in storm-prone areas.

Construction of Crawlspace or Basement

3090189 – closeup of house foundation made from concrete shuttering blocks filled with mortar and reinforcement bars
  • Excavation: Excavation must be below the frost line, but not lower than the water table.
  • Footings: Poured concrete footings spread the weight of the structure from the foundation into surrounding soil. Interior footings support load-bearing walls.
  • Sub-slab systems: Plumbing lines are laid that will eventually be covered by a poured slab floor.
  • Drainage and sump pump: A run of perforated drainage piping embedded in gravel along the perimeter moves water away from the foundation. A sump pump may be installed.
  • Walls: Foundation walls are constructed by pouring concrete between sets of forms. Embedded anchor bolts will be used to secure the framing to the foundation.
  • Flooring: For basement construction, a concrete floor is poured between the foundation walls. In crawlspace construction, a moisture-vapor barrier or liner covers the walls and exposed earth floor.
  • Waterproofing and backfill: A waterproofing or dampproofing seal is applied to the exterior below-surface foundation walls. Soil backfill is pushed into trenches around the exterior. Backfill stabilizes below-surface foundation walls.

Also Read:

How to Vet A Parcel and Buy A Perfect Lot in Northern Virginia: 8 Land Purchasing Questions to Ask

❸ Framing

  • Materials delivery: Framing materials – including trusses, cornices and panels – are delivered to the job site. Delivery coincides with the framing contractor’s anticipated start date to minimize exposure to the weather.
  • Flooring: Flooring trusses and framing (to which the walls will be attached) are set in place. Once the floor framing is complete, it’s covered with plywood or oriented strand board (OSB).
  • Stand walls: Walls, staircases, windows, doors and fireplaces are framed in.
  • Tub delivery: Delivery of items, such as bathtubs, that require additional framing, or are so large, that installation might become a problem after the walls and doors are in place, will occur at this stage.
  • Roof: Support trusses and framing for the roof are installed. Covering the roof with plywood or OSB, increases rigidity. Additional materials, such as water retardant layer and shingles, complete the roof.
  • Frame detail: When the structure is up, framers do detail framing, such as for bathtubs and utility closets, plus the addition of any cornices or blocking.
  • Mechanical installations: Framing is added for wiring, telephone, security, vents and HVAC system.
  • Windows and doors: The windows and doors arrive in one shipment and are set in.
  • House Wrap: The structure may be wrapped with weather resistant material like Tyvek® to prevent infiltration of rain and moisture and improve energy efficiency.

❹ Insulation

  • Insulation: Local building codes set minimum standards for residential insulation. Exterior and interior walls, ceilings, and other specified areas are insulated with the R-value and thickness (in inches) detailed in the building specifications.
  • Outlets and other openings: Outlets and other gaps are sealed.

❺ Exterior

  • Masonry or siding: After insulation has been installed, the masonry or siding exterior can be added.
  • Exterior doors and locks: Installation of doors and locks, including the garage door, secures the premises.
  • Decks: Any exterior structure not done during the frame stage is added at this point.
  • Driveway and patio pour: These components may be poured separately from the slab to minimize potential damage from heavy equipment on site.

❻ Drywall

  • Drywall delivery: Drywall sheets are delivered after the structure is secure and weatherproof.
  • Drywall installation: Dry wall sheets are nailed to the interior frame.
  • Tape and float: Joints and seams are taped and covered so that the wall surface is smooth and seamless.

❼ Plumbing, Mechanicals, Trim, Floors

12455020 – laminate

During this phase, subcontractors can work simultaneously as long as they are not in each other’s way or depend on someone else’s work.

  • Cabinetry: Cabinets are built on-site or are brought in preassembled and installed.
  • Tile and counters: Countertops and tile work are installed.
  • Painting or wallpaper: Interior walls, doors, and trim are painted. Wall coverings are installed.
  • Plumbing installation: Showers, bathtubs, water heater, sinks, and toilets are installed and connected to water sources and drainage.
  • Appliances and mechanical installation: Mechanical systems, kitchen appliances, security systems, and HVAC are installed. Vents, registers, and thermostats are set and tested.
  • Electrical trim: Outlet covers, lighting, ceiling fans, switches, and doorbells, are installed.
  • Baseboards and floor covering: Any trim work, including baseboards, is completed. Specified floor coverings are installed.

❽ Finish Out

Finishing a new home and getting it ready for the buyer to move in happens in stages.

  • First buyer walk-through: When the home is almost finished, the builder and buyer do a first walk-through to develop punch list of needed repairs and finish outs. This punch list is a checklist for the final walk-through.
  • Final buyer walk-through: The buyer should use the builder’s punch list to make sure that all identified items are completed.
  • Final cleaning: Carpets, windows, bathrooms, garage, and anything that is not in move-in condition are cleaned.
  • New home orientation: Some builders offer an orientation session to familiarize the buyer with the home systems and functioning.

❾ Landscaping

14877958 – landscaping in the garden. the path in the garden.

Landscaping can take place simultaneously with interior work. Builders avoid responsibility and expense of caring for the lawn, trees, and plantings by doing landscaping at the very last minute.

  • Final lot grade: If needed, the lot is graded or soil added to level the ground and support the lawn and plantings.
  • Plantings: Trees, grass, and other plantings are installed.

❿ Final Inspection and Certificate of Occupancy

When the competed project passes a final inspection, a certificate of occupancy is issued. The house must be approved for occupancy before utilities can be turned on. If the inspection turns up any deficiencies—red tags—the builder must make the corrections and schedule a follow-up.

If you are looking to purchase a new home, please feel free to email me, call or text (571) 455-0178.

AUTHOR: Natasha Lingle is a full time real estate agent serving Vienna VA and Northern Virginia communities. She is an Accredited Buyer Representative (ABR) and Certified New–Home Construction Buyer Representative. If you are planning to buy a finished new construction home or would like to build fully custom home, you can rely on her knowledge. As your new home buyer agent, she will guide you through the steps and processes of purchase, construction, and customization. In addition, she will:

• explain characteristics of new homes and highlight the differences between custom and spec constructions;

• evaluate pros and cons of purchasing a new home versus an existing home;

• help you understand new-home construction sales contract;

• and explain such nuances as “builder’s warranty”.

Currently for sale Lots and Land in Northern Virginia


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What Makes Your New Home Truly Energy Efficient?

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What Makes Your New Home Truly Energy Efficient?

Because many municipalities’ building codes require energy-efficiency features in new homes, buyers assume that the newer a home, the more energy efficient it is. Two certifications that actually certify the energy efficiency of homes are Energy Star and LEED for homes.

Energy Star

Energy Star is very familiar to American consumers as a mark of energy-efficient home appliances. It is also awarded to homes constructed by Energy Star certified builders, referred to as Partners. Since its inception in 1995, the Energy Star Homes program has achieved a market share of more than 20 percent in over 15 states. As of 2013, there are approximately 1.46 million Energy Star homes. About 100,000 new certified homes are constructed every year.

An Energy Star home must meet guidelines for energy efficiency set by the U.S. Environmental Protection Agency. These homes are at least 15 percent more energy efficient than homes built to the 2009 International Energy Conservation Code (IECC) and include additional energy-saving features that typically make them 20–30 percent more efficient than standard homes.

Energy Star Partner builders commit to working with credentialed contractors, such as for HVAC, and raters to meet EPA standards, which are adjusted for regions and climate conditions. Builders who use a collection of standard building plans may submit plans for review and approval by the EPA. “Approved plans are recognized nationally and include the necessary notes, details, specifications, and checklists that are required for acquiring the Energy Star certification. To achieve the Energy Star certification, homes must be built to comply with Energy Star requirements and involve a minimum of two HERS inspections; one during construction and one at the completion of construction.”

When a home has been certified, an Energy Star label is affixed to the circuit breaker box of the home and a certificate is provided for the homeowner.

LEED for Homes

The U.S. Green Building Council (USGBC) awards the Leadership in Energy and Environmental Design (LEED) certification to homes that meet rigorous standards for energy efficiency. “Given the time, expense, and team commitment involved in achieving a LEED certification, even the first award level—Certified—is a major accomplishment. Qualifying for LEED certification is a time-intensive and complex process requiring detailed documentation and independent verification by a LEED Accredited Professional (AP). A property owner who wishes to achieve LEED status should consider hiring a consultant who specializes in LEED certification.”

LEED Certification for Homes, which was launched in 2007, is awarded at four levels: Certified, Silver, Gold, and Platinum. According to the USGBC, as of 2012 there are about 23,000 LEED certified homes in the United States and about 1,000 new single-family homes are certified each year.

To find more information about New Construction Homes, please click HERE.

Land Development for New Construction Homes: Before Groundbreaking

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When we drive around the long-established neighborhoods of familiar market areas, it’s easy to forget that they were once bare land. At some point, a developer, a subdivider, or a builder saw the potential in that piece of land and decided to transform it from bare land to building lots and new houses.

How does land transition from a bare undeveloped state to shovel-ready building lots? Before any construction goes up on bare land, a lot of steps have to be accomplished.

The process starts with market and land studies commissioned by a developer, who may also be a builder. Feasibility studies of the proposed development assess the potential market demand and supply for new homes and the competition. An initial survey along with an environmental assessment and soil analysis verifies suitability of the land for residential construction.

If these studies yield positive results, the developer hires an engineering and architectural firm to draw preliminary plans and specifications for the development. The plans show placement of roads and utilities—electric, gas, water, sewer, drainage—and preliminary platting of building lots.

Of course, the local governing body (township, city, or county) must approve the plans. When the land development has cleared all of these hurdles, the developer can move to close on the financing to acquire the property, stake the lots, and begin installation of utility infrastructure and temporary roads.

Compared to new land development, infill development takes advantage of existing infrastructure, streets, and utilities. Zoning disputes can, however, hamstring infill developments, particularly when transitioning from commercial uses to residential and mixed use.

If you are looking for more information about New Construction Homes, please visit my Blog Page for New Construction Homes.

Vienna Virginia real estate blog. Vienna VA homes for sale available on this website

 

Vienna Woods in Vienna VA – Homes for Sale

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Currently Listed Homes in Vienna Woods

Welcome to my real estate website! All Vienna Woods homes listed on this page come directly from my professional MLS account.

Use my website to browse all currently listed homes and schedule showings instantly. Please feel free to reach out to me with any questions and make sure to check out my Buyer’s Blog page loaded with tips and latest news.

Contact me by calling or texting: (571) 455-0178, by sending me an e-mail: homes@natashabackupadmin.truedes.com or by filling out my Contact Form.

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Vienna VA Homes for Sale


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Vienna Woods in Vienna VA: A Place to Call Home

You know those picturesque neighborhoods you see on family movies? The ones where couples are outside strolling hand in hand and fathers are out playing catch with the kids? That place exists, and it’s in Vienna Woods.

Vienna Woods is one of the largest neighborhoods in Vienna, Virginia. It’s located in the southwest corner of town and is one of those neighborhoods you can’t help but feel at home. With towering trees lining the sidewalks, it’s not uncommon to see children playing in the leaves during the fall or families building snowmen on their front yards during the winter. Vienna Woods is a family community, with homes ranging from medium-sized with 3-4 bedrooms, to larger 5-6-bedroom dwellings.

Living in Vienna Woods

The space between houses gives the families space to run around and host that annual BBQ, but still allows you to greet your neighbors at the mailbox. There’s never a shortage of things to do for those living in Vienna Woods, either. With two clubs, the Vienna Aquatic Club and the Vienna Woods Swim and Tennis Club, you can join up (but hurry! The wait-list is long!) and enjoy swim meets, tennis matches, and many other club events.

There are also three parks in the area where sports and other energizing activities are always taking place. Each park features acres of beautifully landscaped grass, mature trees, picnic benches, playgrounds, and sports fields. With everything there is to do here, you can be sure that there is always some energizing activity going on in Vienna Woods!

In this little slice of Vienna-heaven, there are many events year-round to take part in. The sense of community is active in Vienna Woods, and many take advantages of the close proximity and overlap that comes from each attending the same parks, clubs, and events throughout the year.

Although the neighborhood is rural enough to feel safe letting your children play outdoors, access to shops, restaurants and the major cities is just a short drive away. In addition, being right next to downtown Vienna, Vienna Woods allows almost instant access to the local eateries and has several fantastic schools in the area.

If you are looking for an excellent place to shop, the best place in the area is just a few miles down the road at Tysons Corner Center. Tysons Galleria is also available for more of an upscale shopping adventure.

Working in DC? No problem! Vienna Woods is a short distance away from two Metro Stations: Vienna and Dunn Loring. It’s easy to hop aboard without worrying about parking and driving through traffic in the busy city.

Vienna Woods Homes

Whether you are looking for a house with that 1950’s charm or a new craftsman—there’s a home for you at Vienna Woods. The homes here are extremely sought after and average about $1,400,000 for a new construction home and approximately $650k for an older houses. This neighborhood was started in the 1950’s, but homes have been added on, remodeled or rebuild into new houses ever since. The variety of homes brings unique charm to this neighborhood.

No wonder why so many rave about living in Vienna Woods. Take a stroll on the sidewalks and look at the beautifully manicured lawns and maintained gardens—it won’t be long before you see yourself among the neighbors chatting in driveways and hosting the neighborhood potluck.

Current Market Conditions

From August through September 2018, Vienna Woods has been experiencing Buyers Market. There are 19 single family homes available for sale, and there was one (1) sale in the last 30 days.  The Absorption Rate is 19 months – which means that Vienna Woods has 19 months of inventory. The market with 4-6 months of inventory is considered to be stable. In this market conditions, you as a buyer have a lot of choices and very strong negotiating power.

Additional Information

Elementary Schools: Cunningham Park & Louise Archer for AAP program.

Middle Schools: Thoreau & Luther Jackson for AAP program.

High School: James Madison High School.

HOA: Vienna Woods has NO HOA.

Looking to buy or sell in Vienna Woods? Fill out my Contact Form to get started.

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