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The Definitive Guide to Building a Waterfront Home
From Virginia’s Northern Neck to Maryland’s Eastern Shore, a guide to building a waterfront home in the Mid-Atlantic
The Definitive Guide to Building a Waterfront Home
From the salty environs of Maryland’s Eastern Shore to the trickling streams of Virginia’s Northern Neck, waterfront living in the Mid-Atlantic is among the best in the United States.
But when it comes to building a waterfront home, there are a number elements to consider.
From location and placement of your home site to construction costs and environmental regulations, waterfront living comes with incredible benefits but also several factors that can make or break your experience.
In this guide to building a waterfront home, we aim to provide a straight forward perspective to building a waterfront home in the Mid-Atlantic.
To begin, we will provide a high level outline of the process of building a custom home, including securing financing, finding land, engaging with a design professional, and the common phases of construction.
In addition, we will review some critical areas where building a waterfront home may be different than building a “normal” custom home, including riparian rights and common maintenance unique to waterfront homes.
Of course, if you are ready to create the waterfront home of your dreams today, schedule a free consultation with our design concierge today.
For everyone else, let’s get started.
Carter’s Creek Contemporary of Irvington, Virginia. Image courtesy of Maxwell Mackenzie.
Financing Your Waterfront Home
Let’s get right to it: Building a custom home is often more expensive than buying an existing home, including production homes and spec homes.
Put another way, buying “new” is often more expensive than buying re-sale.
Further, the financing options for building a custom home are often more involved than more conventional lending options.
One major reason that building a custom home is more expensive is because of the additional steps required to make the home site hospitable: land acquisition costs, the cost to prepare the land for construction, as well as the labor, materials, and various fees required to complete the build.
So what are the options when financing a waterfront home? Are they different than a “standard” custom home?
Like a custom home, financing a waterfront home typically involves two major cost centers: land acquisition costs and the the cost of construction.
So before you start creating architectural drawings and making offers on waterfront property, contact a local lender to review your financial situation and explore loan products for building a waterfront home.
More often than not, a trusted local lender will not only have the right loan product, but will also be able to help you understand exactly “how much” home you can afford. In addition, a trusted local lender will help you navigate certain intricacies of the construction process, including appraisals, draws, and home inspections.
What is a Construction Loan?
So, what kind of financing options are available for those seeking to build a waterfront home? Perhaps the most common is the Construction Loan.
A Construction Loan — sometimes referred to as a Construction-to-Permanent loan — is perhaps the most popular offering for those aspiring to build a custom home, primarily because the end user obtains a loan that combines the cost to acquire land as well as those associated with the custom home build.
It’s worth noting, most construction loans require a contract with a custom home builder that is licensed and insured, as well as approved building plans and building permits. Further, construction loans are often based on a pre-determined timeline — typically around 18 months.
A unique benefit of construction loans is that the end user often makes interest only payments for the duration of construction. Then, upon completion of your custom home, the loan is rolled over into a permanent loan product, such as a 30 year fixed mortgage.
As you shop around for construction loans, you may notice some custom home builders may have their own preferred lender to finance construction; sometimes, these lenders are owned by the custom home builder, or have established a formal business partnership.
While such “in-house” financing may present appetizing options for the prospective home owner in terms of lower interest rates, rate locks, and more favorable down-payment and underwriting requirements, it’s worth considering an independent local lender who not only has experience in administering and financing new construction, but also can serve as an additional advocate during the construction process.
Navigating the Appraisal Process
Another consideration when financing the construction of your waterfront home is the appraisal process.
As an example, let’s say you want to build a waterfront home in a neighborhood that has only a few 1,200 square foot craftsman homes from the 1960s and your hope is to tear one down and build a 10,000 square foot contemporary home with the finest building materials, landscape design, and interior finishes on the existing home site.
Before the lender will approve your loan, they will go through an appraisal process where a third-party will make an assessment of homes nearby to underwrite the potential market value of your new home. In certain cases, the appraised value of your new home may not align with the value of comparable homes nearby.
When there is a significant discrepancy between the market rate of comparable homes and the waterfront home you hope to build, you could run in to an appraisal gap, which means you — the end user — may have to come up with additional funds to finance the construction of your waterfront home. If you are paying in cash, and don’t need financing, or are not concerned about re-sale value, the appraisal process may be less important.
However, for those seeking financing, an appraisal gap is something you can address collaboratively with your lender and the design professionals you hire. However, it’s important to understand the concept well before you begin your journey, as it may effect your decisions down the road.
As you can see, the financing element of building a custom home is quite important. Further, it’s entirely feasible to find land and a design professional to build your home first before even exploring financing — especially if you already own the land or are paying cash.
However, once you’ve had a chance to consult with a trusted lender to explore options that best fit your financial situation and can accommodate the various nuances of building a custom home, you can make the determination: Is building a custom home right for me?
If the answer is yes, the fun begins.
Magothy River Modern of Arnold, Maryland. Image courtesy of David Burroughs.
Finding Land for Your Waterfront Home
Acquiring land is an important element to building a waterfront home — and one that can be more challenging than anticipated.
Of course, if you already own land with water views, water frontage, or water access and are ready to build your custom home, you may be ready to find a design professional.
For everyone else who is searching for land to build your waterfront home, there are three primary paths:
Acquiring raw or vacant land on the open market or through private channels
Acquiring a building lot from a custom home builder or real estate developer
Acquiring a lot with an existing home which you will tear down or renovate
First, when acquiring land for your waterfront home, there may be work that needs to be done for it to become hospitable, including bringing utilities to the home site.
Further, the location of your future home site may need to be cleared and engineered to remove trees, brush, and even an existing structure to create practical elements like a driveway to access your future home site.
Finally, the land you have identified may have unique or regionally-specific zoning requirements in place, which is a particularly important element when considering a waterfront home site.
Indeed, for those seeking to build a waterfront home in the Mid-Atlantic, there are a number of environmental regulations and special permitting protocols that must be adhered to before construction can even begin, all of which are designed to ensure the safety and protection of nearby waterways and tidal areas such as the Chesapeake Bay.
In either case, when searching for land for your waterfront home, it’s important to consider the cost to acquire the land as well as the development costs needed to make it a build-ready home site.
Here are a few common questions to answer when considering a parcel of land for your waterfront home:
Who owns the land currently?
Who are the neighbors? And what is the condition of their waterfront home?
What specific improvements are required to make the land hospitable (i.e. water, electric, internet, foundation, driveway, etc.)
Is the property zoned for residential use? If not, was the land previously used for a non-residential purpose, perhaps as a farm or agricultural site that could require a zoning variance?
Is the land in a dense urban area or in a remote rural location where it will be difficult to access utilities, internet, schools, and hospitals?
Is your land within a Home Owner’s Association (HOA) or planned community that may impose specific rules and guidelines that conflict with your desired waterfront lifestyle?
Is your lot comparable to other lots in the neighborhood?
Are there any specific restrictive covenants or easements that may inhibit you from building the waterfront home of your dreams?
How does the sun and other weather elements effect the viability of prospective homesite? As an example, when it rains is there excessive pooling of water in a certain area — or run off to a neighboring property?
Is the land you are building your home within any specific areas that may cause future harm or danger, such as being within a FEMA Flood Zone, an EPA Superfund Site, a Critical Area, Buffer Zone, or in the path of a major development that may change the character of the neighborhood or landscape?
As you can see, when purchasing land to build your waterfront home there are some considerations that are fairly straightforward while others are more complex.
How Much Does it Cost to Buy Land for a Waterfront Home?
In terms of cost for waterfront land, there are a number of levers that push price higher or lower.
As an example, the closer the land is to dense urban environments, chances are the more costly the land will be to purchase due to its proximity to popular amenities like schools and employment centers as well as public transportation. Further, land tends to be more valuable if existing utilities are currently available, such as water, sewer, and electric.
For land with water frontage or water views, cost considerations can become exaggerated due to the inherent rarity and desirability of the lot.
Conversely, land in a more remote and challenging environment — or land that is considered raw or “undeveloped” land — may be able to be purchased for less upfront as a result of its less desirable location, but may result in significant development costs that could push the all-in cost of your custom home beyond what you may have originally considered.
As an example, lots that offers private water frontage, beautiful unobstructed views — and well-maintained amenities such as a dock, riprap, or a boat lift — will likely be more expensive than one that does not.
Additionally, if the lot is within a private community or a Home Owner’s Association (HOA) — or includes unique amenities such as an existing pool (which can be difficult to build new given environmental regulations and permitting) — can often drive the price of the land higher.
Further, if your waterfront home will be a vacation home, second home, or investment property (as opposed to your primary residence), there may be a number of different considerations to make in regards to your ability to finance, maintain, and insure your waterfront home.
As a general rule, the price of a building a waterfront home may be higher than that of a more conventional home due to the higher costs to acquire rare waterfront land as well as the cost to develop the land to adhere to strict regulatory guidelines.
So, for those seeking to build their waterfront home, where do you find all of this information?
The Benefits of a Real Estate Agent
As we’ve already seen, building a waterfront home comes with some unique considerations.
In the case where acquiring land may be competitive, it’s imperative to employ the services of a trusted real estate agent who will not only be able to craft a competitive offer, but also source land and lots that may not be as accessible to the general public. Further, a great real estate agent will be able to connect you with local experts who can validate and verify critical information about your future home site.
“A good real estate agent will have many techniques they can employ to craft a competitive offer for their buyer clients, as well as a network of key contacts to help ensure you doing your proper due diligence before purchasing,” says Byron V. Hughey, Vice President at TTR Sotheby’s International Realty in The Plains, Virginia.
For those using a real estate agent to acquire land for their waterfront home, ensure they first have a demonstrated track record of sales in your target neighborhood, a network of local experts who can help determine the viability of the potential homesite (such as civil engineers and local permitting officials), and data-driven insights that offer a understanding of the associated market value of the land you are considering purchasing. In addition, a great real estate agent will also know of private or off-market opportunities that may not be readily available to the larger marketplace.
“A good agent will present a number of options,” says Hughey.
“Whether you want to purchase land yourself or work with a custom home builder or developer who may have a build-ready lot for sale, your agent should service as a trusted concierge to help you navigate the best path forward and provide you with connections to subject-matter experts who can help you validate your concept throughout the process.”
As noted, another popular path for aspiring waterfront home owners is to purchase land directly from a custom home builder or real estate developer. In this method, a custom home builder will have already acquired a parcel of raw land, subdivided and improved the land into a build-ready lot, and then will re-list the lot with building plans and a mark up.
“For many, buying a lot directly from a custom home builder or real estate developer is a great way to find a lot with out the hassle of having to procure and develop it yourself,” says Hughey.
Finally, when considering land, you may be able to find a great opportunity with a lot that already has a home or structure on it. '
“Sometimes, you may be able to find a good deal with a property that is not marketed properly by the listing agent. As an example, a tear down in a great neighborhood may only show up on search results for those seeking single family homes rather than just land,” says Hughey.
“Often, these can be amazing opportunities for aspiring custom home owners, as you can explore a complete tear down or a whole home renovation.”
Mill Creek Modern of Annapolis, Maryland. Image courtesy of Michele Sheiko.
Riparian Rights, Property Boundaries, and Environmental Regulations
As noted previously, whether you’re considering a charming creekside cottage on Virginia’s Northern Neck or a sprawling estate on Maryland’s Eastern Shore, the additional due diligence required to purchase and develop waterfront real estate in the Mid-Atlantic is usually more complex.
One element of this complexity is the doctrine of riparian rights, a concept all waterfront home owners must know and understand before purchasing your waterfront home site.
In short, riparian rights are the rights that convey to the land owner whose property adjoins or is adjacent to a body of water, including a creek, river, bay, or ocean.
Among the most fundamental legal concepts in real estate, riparian rights can challenge your vision of waterfront living if not property understood.
And while there are enumerate resources on riparian rights, your best bet is to enlist the services of a trusted title attorney.
The Value of a Title Attorney
In the world of real estate and construction, the role of the title attorney can sometimes get lost.
However, when considering a waterfront home site, it’s critical to consult with a trusted local title attorney to understand regulations and laws, including the chain of title of your waterfront home site, your rights as a property owner, and the underlying legal requirements that convey to your waterfront property.
One element to identify before you purchase your waterfront lot is the existence of docks, piers, or boat ramps. If these are not present currently, are they allowed to be constructed?
As an example, in Virginia, one may assume buying property that touches the water gives you the right to use it, but when a title search is conducted you discover a prior owner “severed” the riparian property rights in the legal chain of title.
Before acquiring your waterfront property, establish and understand the property boundaries to help to determine ownership rights and responsibilities, as well as any potential restrictions on neighboring properties.
A trusted local title attorney will also be able to request a survey to better understand the physical boundaries of your waterfront property.E
Buffer Zones, Critical Areas, and Environmental Regulations
The next important concept to understand are the specific environmental regulations that convey with your waterfront home site.
It’s ultimately the responsibility of the home owner to understand the local regulations regarding shoreline protection and the associated maintenance responsibilities.
While you’ve already invested in a thorough home inspection with a licensed home inspector and retained a local title attorney to order a survey and conduct a title search to ensure the status of your riparian rights, there is one more important consideration: Environmental Regulations.
Across the Mid-Atlantic region of the United States, waterfront properties are subject to environmental regulations designed to protect the water bodies and surrounding ecosystems, the most important of which is the Chesapeake Bay.
Established in 1982, The Chesapeake Bay Preservation Act aims to protect the critical area that is the Chesapeake Bay watershed from the harmful effects of development.
Following years of environmental harm as a result of rampant development, the states of Maryland and Virginia created legislation in the 1980s to establish Critical Areas and Buffer Zones along key geographic areas bordering the Chesapeake Bay and its tributaries as a way to stabilize shoreline, control erosion, manage native vegetation, dredging, and construction near the water.
As an example, in the state of Maryland, specific Critical Areas were defined along a 1,000 foot overlay of tidal waters and tidal wetlands. From there, a minimum buffer zone of 100 feet is in place to protect the area immediately adjacent to these waters and wetlands.
Inspecting Your Waterfront Home Site
While a licensed real estate agent will be able to find you a great parcel of land and a local title attorney will be able to define your property rights, boundaries, and the various environmental regulations that convey with the property, a licensed home inspector will be most helpful in articulating the specific condition and practical requirements of your waterfront property.
Indeed, among the most valuable upfront investments you can make in the process of acquiring your waterfront lot is hiring a trusted local home inspector.
So, when building or purchasing a waterfront home, evaluate the condition of the shoreline and inquire about any existing or needed erosion control measures, including shoreline stabilization, seawalls, or riprap to protect the property from erosion and storm surges as well as associates maintenance requirements.
Perform a home inspection with a variety of local specialists such as a structural engineer to identify deferred maintenance, viability of well and septic systems and water amenities such as docks and piers, and assess condition of primary residence and dwellings.
While it may seem counterintuitive, hiring a home inspector that specializes in waterfront homes before you acquire your lot can create a ton of value upfront.
First, it’s important to understand the condition of the shoreline and inquire about any existing erosion control measures such as the installation of seawalls, drainage systems, riprap, and watercraft access points that may need attention. While your real estate agent or architect may be able to advise you on such matters, a licensed home inspector offers specialty knowledge.
For purchasers of land with existing well and septic systems, which are common with waterfront properties, separate inspections and certifications may be required — as well as the development of alternative systems specially designed for waterfront climates and environments such as those along rivers and bays.
Finally, on waterfront lots, the construction docks, boat lifts, or other structures that extend into the water require an application and permit approval, the process of which will vary by each locality.
As an example, if an existing slip on the property is too shallow for your boat, you may need to extend your slip further out into the water. This, as opposed to the traditional practice of dredging, would not be as disruptive the shoreline and other protected natural elements such as Sub-Aquatic Vegetation (SAV).
Note, any modifications or construction near the water may require permits from local authorities. Familiarize yourself with the local zoning ordinances and permit requirements for building docks, piers, shoreline modifications, bulkheads, or septic systems by contacting local authorities and licensed specialists in your area.
Before acquiring a your waterfront lot, be sure to hire a local home inspector with specific experience evaluating waterfront properties.
These specialist inspectors will examine the condition of the shoreline and inquire about any existing erosion control measures. If necessary.
In addition, waterfront home inspectors can discuss the potential need for shoreline stabilization, seawalls, or riprap to protect the property from erosion and storm surges.
To start, focus on the property's condition in relation to its waterfront features, including: seawalls, bulkheads, erosion control measures, drainage systems, and watercraft access points.
For purchasers of homes on well and septic systems, which are common with waterfront properties, separate inspections and certifications may be required, as well as alternative systems specially designed for waterfront climates and environments such as those along rivers and bays.
As an example, for those building a custom home, building additions, or repairing existing septic systems, implementing an entirely new septic system, such as a nitrogen reducing septic system, may be a requirement and additional cost to bear.
The Rice House of Richmond, Virginia. Image courtesy of Ansel Olson.
Hiring a Design Professional to Create Your Waterfront Home
As you work with a licensed real estate agent to acquire a plot of land and a local lender to understand your desired financing options, it’s now time to engage with a design professional who can help build your waterfront home.
There are many approaches to finding a design professional to build your waterfront home, each of which offers its own benefits and downsides.
Engage with a licensed architect who can draw plans and then engage with a custom home builder to complete construction
Engage with a design-build firm that bundles the role of architect and custom home builder into one engagement
Engage with a real estate developer to purchase a model home in a planned subdivision
For the purpose of this guide, we will recommend engaging first with a licensed architect.
Finding a Residential Architect
A residential architect is a licensed professional who will bring your vision of a waterfront home into reality via the preparation and delivery of schematic designs and construction documents.
Further, an architect has the ability to pull the appropriate permits needed to facilitate construction and can help source a custom home builder who will typically bring specialist sub-contractors and trades into the fold to manage and oversee the construction of your waterfront home.
When brought in early in the process, an architect should also be able to consult on the efficacy of your prospective home site alongside your licensed real estate agent and other specialists, like civil engineers and landscape architects.
For those working with a lender for financing, an architect can serve as a key resource during the appraisal process by articulating building plans, renderings, and design specifications that are critical to the underwriting and appraisal process.
Finally, a licensed architect will also be of use during the process of construction administration, where advocacy, coordination, and collaboration between you, your custom home builder, and various trades and sub-contractors is critical.
In short, when building a waterfront home, engaging with a licensed architect will help provide order to the chaotic process of building your custom home.
To find the best architect to design your waterfront home, it’s important the architect is first licensed in the state in which you want to build.
With local licensing requirements differing from location to location, it’s important to ensure licensing requirements are in place prior to contracting with an architect.
Next, it’s important to see previous projects your architect has completed. This will be particularly important when building a waterfront home.
An architect should also be open to referring you to other clients with whom they have worked in the past, including offering to make direct connections to help you learn more about the process from an end-user’s perspective.
Finally, an architect should have a clear fee structure and engagement plan that is easy to understand and clearly defined in writing.
Typically, an architect will charge some sort of down payment as well as a percentage of the total build cost of your waterfront home. Other architects, however, may simply charge a flat fee or a retainer fee based on specific phases of the project. In either case, understanding the cost and scope of your relationship will be key.
Finding a Custom Home Builder
As noted earlier, when collaborating with an architect you will need to also hire a custom home builder — sometimes referred to as a general contractor.
A custom home builder often holds a contractor license, which validates their technical and financial ability do complete the custom home, as well as the ability to hire sub-contractors under her direct supervision.
So while your architect will help you draft plans and design the overall home, it’s not until a custom home builder has given her input that a realistic timeline and budget for the project (as well as developing a takeoff to articulate the various materials needed) can be truly valid.
As you begin to narrow down your choice of a custom home builder, consider the same process you went through when finding your architect.
Are they licensed in the state you wish to build your waterfront home?
Does your custom home builder have a body of work that aligns with your desired style and build quality?
Does your custom home builder have experience building waterfront homes, and can articulate the specific requirements and nuances of doing so?
Have you been able to connect with past customers to hear their experience with the custom home builder?
Does your custom home builder have a clear fee structure and a coherent strategy to execute the project, including a specific budget for the project and a timeline with dependencies, a list of sub-contractors that she will hire for the project, and a plan to address change orders and lien releases?
What kind of warranty does the custom home builder offer? How will they address issues that may arise once the project is completed?
And perhaps most importantly, does your custom home builder have a record of working collaboratively with your architect?
Custom home builders come in many shapes and sizes, some operating as sole proprietors and consultants that manage sub-contractors and specialty trades, while others offer a more comprehensive in-house team which include project managers, site superintendents, specialty trades such as carpentry and millwork, and more.
For those deciding on which option to choose, consult with your architect and your lender.
Finding Design Specialists and Specialty Trades
As you can see, some of the most important elements of a custom home often lie in the details. And herein lies perhaps the most important rule of them all: When building a waterfront home, there is a major benefit to hiring specialists.
Under this continuum, the more specialist involvement throughout the build process the higher the likelihood the quality of your custom home will meet or exceed your standards.
One common area where the process of building a waterfront home can go awry is choosing interior and exterior finishes, such as doors, windows, appliances, and paint.
Where an architect or a custom home builder may have a perspective on these details, an interior designer may be best suited to address this specific project, and can work hand in hand with architects and custom home builders to help elevate functional areas of the home.
So while your architect or a custom home builder may have ideas about which color scheme or lighting design will go well with your desired home style and aesthetic, chances are a more “out of the box” option may be the default option unless selected well in advance.
Another example of specialist value is in site design and landscaping. As a major feature of your custom home, landscape architecture and landscape design can come with serious considerations that are almost always best left to licensed professionals. Whether it be the location of a home site in relation to a nearby water feature such as a river or creek, the optimal location for a pool or water feature, or the best plantings to choose for the local environment, the wise counsel of a landscape architect can pay dividends down the road.
A common question many prospective custom home owners have to consider is the desire to achieve your dream home for the lowest possible cost.
While the involvement of specialty trades and experts can certainly increase the “soft” costs of your custom home, upfront guidance and expertise can create incredible efficiencies in the more deliberate “hard” costs associated with the project.
Some ways to be cost efficient when building a custom home include:
Engaging with a custom home builder directly and hiring an owner’s representative to provide oversight and advocacy
Hiring trusted design professionals early in the process of building your custom home
Is your custom home builder in a financially stable situation — do they have a line of credit or a history of bankruptcy and lawsuits with previous clients?
Building your custom home on an existing residential footprint, perhaps where a previous home site existed.
Choosing a home site that has utilities that are readily accessible and is relatively free of brush, debris, challenging topographies and soils.
Building up, not out, to minimize the physical footprint of the home’s foundation and roofline
Opting for minimal landscaping and hardscaping
Ask your custom home builder how they source building materials and estimate quantities when placing orders, as well as their approach to value engineering with regards to quality versus cost.
Opting for more modest appliances and finishes, which can be updated or enhanced down the road
Designing an energy-efficient building envelope, and choosing energy-efficient windows and HVAC systems
Opting for a more traditional home design, rather than something that is truly bespoke.
Ensuring payments are only based on services rendered, and leveraging your lender to help make this process more efficient.
Group wet rooms closer together, so plumbing and utilities can be stacked
Ensure your custom home builder has a home warranty to address any repairs and maintenance required following move-in.
Work with your architect or owner’s representative to request proposals from at least three custom home builders to obtain rates and a basic idea of their process and timeline.
As you can see, there are many considerations for choosing a design professional to build your custom home.
But once you do, the process of designing your home can begin.
Tred Avon Contemporary of Easton, Maryland. Image courtesy of Daniel Grehl.
Maintaining Your Waterfront Home
A waterfront home is exposed to more significant weather elements than non-waterfront homes, so when you move in to your waterfront home be sure to refer to a few common maintenance routines.
Windows and Shutters
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Docks and Piers
Docks, boat lifts, or other structures that extend into the water require an application and permit approval, the process of which will vary by each locality.
As an example, if an existing slip on the property is too shallow for your boat, you may need to extend your slip further out into the water. This, as opposed to the traditional practice of dredging, would not be as disruptive the shoreline and other protected natural elements such as sub aquatic vegetation (SAV).
After you move in to your waterfront home, have a local inspector check boat docks and piers for supporting and anchoring beams that shows signs of damage, such as split or waterlogged wood, protruding nails and screws, and frayed cables
Erosion Control: Bulkheads, Rip-Rip, and Seawalls
If the property is located immediately on the water, your inspector will look at any retaining wall components visible above the water line.
Common findings include soil loss and structural deterioration.
https://www.showalterpropertyconsultants.com/inspection-services/waterfront-home-inspection
Well and Septic Systems
For purchasers of homes on well and septic systems, which are common with waterfront properties, separate inspections and certifications may be required, as well as alternative systems specially designed for waterfront climates and environments such as those along rivers and bays.
As an example, for those building a custom home, building additions, or repairing existing septic systems, implementing an entirely new septic system, such as a nitrogen reducing septic system, may be a requirement and additional cost to bear.
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