Cost of Building Permits for a Custom Home in Mill Valley and Marin County
Modernizing Marin County
In idyllic Mill Valley of Marin County, CA, there is an interesting trend happening. People are building again. They're updating their old homes to fit their modern lifestyles. In many cases, they're starting over with their properties and building new custom homes.
The problem is that fifty- to one-hundred-year-old homes are just too outdated for today's lifestyles. Some houses have good bones and can be used as the basis for large-scale remodels. Others are just not up to the task of housing a modern family. When the land an outdated house is sitting on is worth over a million dollars, the best choice is often to demolish the existing building and build something more appropriate.
What "more appropriate" looks like depends on the needs of the owners, what the neighbors are doing with their properties, and what the local market will support when it comes to re-selling. (Keeping up with the Joneses isn't always a bad thing. In real estate, it's often the smart thing to do.)
Here's a look at one whole-house remodel project in the area.
The new owners of this hundred-year-old, outdated home in Mill Valley needed more space for their family, which includes two children.
They realized they had made a good investment in purchasing the property. After all, its value had appreciated an average of 8.9% per year over the last four decades, and it will likely continue to appreciate. They also bought in this neighborhood for the local schools and a community that they consider perfect for children.
The location was perfect, but the house just wasn't working for them. So instead of settling for the home they bought or purchasing something in a less-than-perfect location, they decided to replace their existing structure with a new custom home.
The first designer they hired wasn't a good fit. Unhappy with the way their project had started, the homeowners hired one of New Avenue's partner designers.
Permitting
The designer handled the entire re-design, and all planning and building permits, getting this project off on the right foot.
New Avenue's designers know the triggers that can stop a building permit and know how to manage that process. The permitting process for a project of this scale often takes a year. This one, fortunately, was just three months.
Design
Because this property is in a regulated flood zone, the owners are not allowed to change the home's footprint. Marin also places restrictions on square footage.
Our designer created a two-story custom home that will meet these requirements, give the family much more space, and modernize the outdated home.
The new home will have a design for modern living and an open floor plan. Included are a bedroom for their au pair, a master bedroom suite, kid bedrooms upstairs, an outdoor entertaining area, and an office.
Other upgrades include high-quality windows to prevent drafts, air sealing around the entire envelope, radiant heating, heat recovery, and indoor air quality control. Plus, the design makes use of all the finishes we love: solid wood floors, wood trim, marble counters, and tile baths and backsplashes. The family will enjoy modern appliances, beautiful sinks, and quality faucets. To improve safety, the design implements modern earthquake and seismic structural engineering.
Costs in Mill Valley
Here's a general overview of what someone in Mill Valley might spend on the design, engineering, and permitting for a reinvention and modernization like this:
To get a new house through the planning commission costs anywhere from $35,000 to $55,000 in design costs. This is for the designer's time.
There are at least $20,000 to $30,000 in fees due to the planning agency for planning permits. This is based on 1% of the estimated construction cost.
The fees paid to the building department for building permits are another $40,000 to $80,000.
Surveyor fees, landscape design, and impact fees for school, road, water, and sewer are all additional.
In sum, you can spend $150,000 to $200,000 for design, engineering, and permitting just to get to the point that you can break ground on a $1,500,000-$2,500,000 home.
Plans
Here are several of the design images to give you an idea of the old vs. the new in Mill Valley homes.
Existing Front Elevation:
Proposed Front Elevation:
Existing Side Elevation:
Proposed Side Elevation:
Even after spending $1,000,000 to buy the property, $200,000 on design/engineering and permits, and $1,500,000 in construction, the owners of this house are going to finish with a home that they can sell for a big profit. They probably won't sell for decades, but it's a good investment nonetheless.
Interested in your own remodel, accessory dwelling, or custom home? Talk with a project manager and learn how New Avenue can help you get the most out of your property. Just tell us when to call.
