CONSULTING
Exploring the possibility of building in Tahoe? Need specific advice on choosing a lot, or a tear-down? Peter is an expert in the process – he can give you honest feedback before or during your planning process.
Is Building In Tahoe the Best Move for You?
We specialize in custom-built homes and ground-up remodels in South Lake Tahoe. Get the real story before you invest.
Curious about building requirements and restrictions in the Tahoe basin? Peter has numerous high-end custom homes on his resume and He has extensive knowledge of Tahoe building codes. If you’re in need of some specific information during the planning stages of your project – even if you’re not looking for a builder – Peter can answer your questions and give you advice about neighborhoods, coverage, variances, the difference between building within the city of South Lake Tahoe vs the county, and lots of other nuances that have major impact on building projects.
What’s the Real Cost of Building in Tahoe?
It’s difficult to live in the mountains and difficult to build, but that just makes it all the more worth it. Tahoe is one of the top destinations in the world – for good reason.
Tahoe is one of the most accessible yet remote destinations in the country, so while there is a lot of infrastructure and many services, everything that’s here has traveled to get here – up steep mountains, through sometimes very dangerous conditions. That travel makes everything more expensive.
If you’re looking to make some projections about the real cost of building in Tahoe there are a few factors you need to take into consideration:
Materials
Labor
Earthwork and BMPs (+ restrictions depending on time of year)
Permits
TRPA (Lake Tahoe specific regulatory agency)
Materials
There’s nothing like living at elevation and Tahoe continues to gain in popularity with so much accessible, preserved wilderness.
Because of the ever-increasing demand and the difficulty of shipping materials into the middle of a mountain range, materials cost more in Tahoe, just like food and gas cost more.
Taking this all into account, if you want to get an idea of how much materials cost right now, Peter is the one to talk to. He’s getting materials delivered daily to different job sites so he knows what things cost right now. Prices go up and down of course, but you’ll get an idea of what you’d pay for materials if you broke ground today.
Labor
The technicality of building in Tahoe really cannot be understated. It’s one of the most heavily regulated areas of the country.
Finding capable builders, with experience in this extreme landscape is sometimes difficult. It’s why there are so many builders in Tahoe, yet so few actually available!
A lot of buildings on the South shore – homes and commercial structures – were built during a time when materials were cheap and regulations were loose. A lot of these older buildings have buckled under snow loads after years of deferred maintenance or they were built with materials like asbestos and the cost of abatement exceeds the cost to rebuild completely. Some buildings are just plain outdated. Take a drive through town and you’ll see one construction site after another. Because of this high demand for new construction, everyone is busy! The good news is, with so many years of experience and an extensive local network, South Shore Custom Builders has the ability to take on new projects and deliver top-notch work.
Earthwork and BMPs
Because of the weather and the influence of regulatory agencies, there is a window of time when earthwork can be done.
From May 1st through October 15th you can dig, move earth, do rock work, pour foundations etc. Outside of that window, any earthwork is limited to three cubic yards, moved by hand. This regulation has a huge effect on the type of work that can be done throughout the year. If you’re looking to build, add a deck or remodel, you want to start as early in the season as possible. Take advantage of the Summer and early Fall for ground work and plan for indoor work like electrical, painting, flooring, and finish carpentry during the Winter. Keep this in mind if you’re looking to buy a tear-down. Demolition needs to happen within the window!
Winter is also a great time to get plans submitted to the building department so you’re able to break ground as early as possible when Spring rolls around.
“BMPs” stand for Best Management Practices and they are a set of rules set forth by the TRPA to control run-off in the basin that affects the landscape and the lake.
“BMPs mitigate the impacts of development by capturing stormwater generated by impervious surfaces, treating it for pollutants and mimicking pre-development conditions by infiltrating it into the ground. BMPs also stabilize soil so it can't migrate off-site and reach the Lake and are consistent with fire defensible space requirements.”
You can read more on the TRPA website. Just know that a BMP plan will be part of your building process and it needs to be executed by October 15th.
Permits
The cost of permits is a factor anywhere you build, but in Tahoe it’s an especially significant line item.
The cost of permits in the Tahoe basin are part of the reason houses (even houses in terrible shape) are priced at such a premium. The permits are just plain expensive and this cost may factor in when you’re deciding to buy a tear-down or raw land. Existing structures have certain permits already attached to them, which could mean using more of your budget on the actual build. For new construction you will need specific permits based on the size of the house, the number of bathrooms and other factors.
Think you only need a permit for major construction? Sorry, even fences and decks require permits in Tahoe. Cutting down a tree requires a permit! The list goes on.
What South Shore can offer in this regard is extensive knowledge and experience on getting through the permitting process. There is a lot of nuance involved in getting plans approved. Efficiency in this process can significantly affect the timing of construction and with Winter off limits for so many types of work, it’s to your advantage to have plans that are as complete and precise as possible.
TRPA
The permitting process doesn’t end with the building department. Any new construction or major property upgrade will require approval from the TRPA as well.
The Tahoe Regional Planning Agency is a separate entity from the building department but holds a similar amount of influence over what gets built in Tahoe. The TRPA will determine how much of your land can be covered by any impervious surface, such as a driveway, or foundation. In limiting how much land can be covered, the TRPA aims to limit how much snowmelt and stormwater runoff can flow directly into the lake. When the naturally porous soil of the land around Lake Tahoe is covered with impervious materials like concrete and asphalt, the ground no longer acts as storage and filtration for water. Instead the water flows directly into the lake, affecting clarity and the eco-system at large.
Land coverage is an essential element of the Tahoe Regional Planning Agency’s (TRPA) plan to protect and restore the clarity of Lake Tahoe. Permanent land disturbance is most commonly measured in terms of square feet of impervious surface, also called land coverage. It includes all human-made structures such as homes, driveways, and parking lots as well as areas of compacted soil created by human use.
The TRPA doesn’t just control land use. A variety of activities fall under their jurisdiction and the applications, permits and associated fees can be complicated to navigate. You can look up individual parcels on their website to find more specific information on a vacant or developed lot you may be considering: Search for Records.
If you want to get a general idea of the type and cost of TRPA permits you may need for a particular building project, Peter is offering more in-depth consultations, in person or over the phone.
