Plans, Permits & Pours: Navigating New Build Planning Before Breaking Ground

This post may include affiliate links in which we earn a commission, as we are supported by our users. All opinions expressed are always our own and any commissions earned are of no cost to you. Thanks for your support!

It’s official…we have broken ground! And not just broken ground, we have a foundation and are underway in construction!! We are literally so excited to finally be in construction mode these past few months, but how did we get here? Certainly, we couldn’t just jump from a floor plan to a foundation in a day as starting a new build entails not only plans, but also permits, placements and approvals all before you can begin pouring. As we are acting as our own general contractors to manage the project, Charlie and I have walked step by step through this process (with the invaluable help from my dad and other construction industry friends) and while it is very intensive, it also has been a great learning experience. Obviously, each state and county has their own codes and processes to follow but, that being said, if you also are contemplating being your own owner / builder (acting general contractor) for a new home or just are curious about an overview of the process, I thought we might dive in to a few of the steps to take when navigating new build planning before breaking ground! These steps of course are not comprehensive for every location and process (and certainly not official building advice!) but do include information we have gleaned along the way that I’d love to share and I hope will help you through the process as well. Let’s dive in!

Plans

So you have found a lot and want to build new as your own owner/builder (acting GC)…congratulations! You are starting quite the adventure. The first, probably most obvious, step is determining your floor plan. If you have found one already, you likely have searched high and low until blue in the face for just the right one or maybe even have decided to draw your own like we eventually did (you can read more on that process HERE!). Either way, well done, you now officially have a floorplan in hand and a lot in your name. But now what?! Well, next up is understanding your site, site prep, planning and permits.

Understanding Your Site

Before figuring out what site prep you need for a new build, you must understand what your site already has and what condition it is in! Knowing what utilities are available, area restrictions etc. are virtual to understanding what all will be involved moving forward. A few good questions to learn about your property (or potential property if you are still looking!) are:

What water source(s) is available? (ex. is public water an option or a functional well already onsite)
Is power already running to the lot?
Is public sewer available, a septic already onsite (or approved for septic) or are you starting from scratch?
Is a build site already open or does the lot need to be cleared?
Are any restrictions in place? (ex. HOA requirements, business or animal restrictions etc.)

Land Clearing

Once you understand what your site needs, you can begin checking items off your list! First up for us was clearing our plot because while we had a buildable site ready, we did want a bit more of the tree line cleared and this process is much easier before construction has begun. By acting as your own GC, you will need to manage any and all subcontractors you may use, including for clearing your lot. This not only looks like scheduling the clearing, but also determining what trees / area to be cleared or saved and which tree disposal method will be used (hauling away, burning, leaving in pile, chipping etc.).

Lot Layout

After your lot has been cleared, it is time to get a good plan in place for the layout of your lot! Of course, this includes laying out the footprint of the house, but also driveways and garages, all the while ensuring that any required setbacks are met. If you will be using a septic system, this is also the time to begin thinking of where that might go. Be sure to make notes of all these decisions as a final lot layout detailing these items will be needed to get a septic permit.

Permits

Hooray! You have made it to the permitting stage! With lot preparation underway and plans in hand, it is time to pursue permits to be able to begin the construction phase. A few key permits you’ll need are:

Septic Permit

If you are able to connect to a public sewer, then a septic permit will not be needed for your build, however if not, you likely will be using a septic system (that is unless you’re totally off grid!). Before installing a septic system, your site must be given a septic permit which approves your lot layout, terrain and soil conditions as favorable for a septic system to ensure it works properly once installed. Septic test pits must be dug and the state department of environmental services must then approve the details of your build and soil suitability. In South Carolina, septic permits are good for 5 years once approved, so this should provide ample time for the construction phases before final system installation.

Building Permit

Following septic site approval, you can begin the process of obtaining a building permit! As with the other items mentioned, these details often vary per county or zoning area, so be sure to check with your area of course, but for us, we had to provide our deed, lot layout, house plans, septic permit, completed application etc. to be approved for a building permit. Once we were approved, we were required to post our permit number and plans onsite for inspections etc., which we did in a jobsite permit box like THIS ONE.

Pours

Woohoo, you finally can begin construction! Honestly, the plans and permits stage felt like it took forever with orchestrating clearing and test pits and permit approvals, but once it’s finished you really can begin to see your vision come to life. You likely will have already decided which foundation you will have (either a slab, crawlspace, basement etc…based on your floorplans), but at this point you can determine which subcontractor to go with. Even if you already have a great contact, it doesn’t hurt to get a few quotes to compare and ensure you are getting the best balance of investment and quality work. Typically, slabs are the most cost effective solution, followed by crawlspaces, then basements, however this also is related to your site terrain, floorplan design and design preferences. We opted for a crawlspace with a brick skirt, as I really wanted hardwood floors inside the house (which aren’t easily installed with a slab) and easier maintenance / changeability for the future, plus I loved the look of brick, especially for our Colonial design. The main foundation footers have been poured, block set and brick laid so far but our mason will return towards the end of the project to install the brick stairs to ensure they are not damaged throughout the remaining construction phases.

Final Thoughts

It is so hard to believe that our foundation is actually finished and we have made it through the initial planning, permit and pouring phases! Somehow looking at a completed foundation makes our house feel SO small since you can see it all at once, but I know that as soon as framing begins, the house will feel huge as it’s divided into rooms and spaces and really begins to come together. It feels so nice and tidy here in this post and looking back on it, but in reality, at the time, it was a huge learning curve involving many phone calls and late nights as we figured out what steps were needed, the appropriate order of steps and details ensuring that we could in fact be our own owner/builder. This new build process is definitely not for the faint of heart, but if willing to put in the time to undertake the work, can be a huge cost savings and learning opportunity which for us is worthwhile. All in all, it’s really just the beginning and I primarily scratched the surface here, but I am so glad you are here to see more of this adventure as it unfolds and if you are starting your own adventure, please don’t hesitate to drop a comment, send me an email or DM me on Instagram if you have any questions!!

Happy planning!