Assess Lot Boundaries and Setbacks
Before you spend thousands on architectural plans, you need to know exactly where you can legally build. Understanding your property's boundaries and setback requirements is the essential first step for any home addition.
Quick Summary
Time needed
2-4 hours
Cost
$0-$600
Professional help
Surveyor (optional)
Why This Step Matters
Every property has legally mandated "setbacks"—minimum distances from property lines where you cannot build. If your planned addition violates these setbacks, you'll need to either redesign or apply for a variance (expensive and often denied). This 2-hour research step can save you $5,000-$20,000 in wasted design fees.
Common Mistake
Many homeowners assume they can build anywhere on their property. In reality, setbacks often leave only 30-50% of your lot available for structures.
How to Assess Your Lot
Find Your Property Survey
Check your closing documents from when you purchased the home. The survey should show property lines, dimensions, easements, and existing structures. If you can't find it, contact your title company—they usually keep copies.
No survey? Order a new one from a licensed surveyor ($300-$600). This is money well spent—guessing at property lines can result in legal disputes or forced removal of construction.
Look Up Your Zoning District
Visit your city or county's website and search for "zoning map" or "GIS parcel viewer." Enter your address to find your zoning designation (like R-1, R-2, RD, etc.). Each zone has different setback requirements.
Pro tip: Screenshot or print the zoning map showing your property. You'll reference this multiple times during planning.
Find Your Setback Requirements
Search for your zoning code's setback requirements. You'll need to know:
- Front setback: Usually 20-30 feet from street
- Side setbacks: Usually 5-15 feet from property lines
- Rear setback: Usually 15-25 feet from back property line
- Corner lot setbacks: Often have two "front" setbacks
Draw Your Buildable Area
Using your survey, measure in from each property line by the setback amount. Draw these lines on a copy of your survey. The remaining rectangle is your "buildable envelope"—the only area where your addition can go.
What to measure: Compare your existing house footprint to the buildable envelope. The difference shows how much room you have for expansion in each direction.
Check for Easements
Look for easements on your survey—these are areas where utilities or neighbors have legal rights. Common easements include:
- • Utility easements (5-15 feet along property lines)
- • Drainage easements (varies widely)
- • Access easements (for landlocked neighbors)
- • Conservation easements (unbuildable natural areas)
You cannot build permanent structures in easements. They further reduce your buildable area.
Typical Setback Requirements by Zone
These are general guidelines—always verify with your local planning department.
| Zone Type | Front | Side | Rear |
|---|---|---|---|
| R-1 (Single Family) | 25-30 ft | 5-10 ft | 20-25 ft |
| R-2 (Low Density) | 20-25 ft | 5-8 ft | 15-20 ft |
| RD (Rural) | 30-50 ft | 10-25 ft | 25-50 ft |
| Historic District | Varies* | Varies* | Varies* |
*Historic districts often require matching the setbacks of neighboring historic structures.
What If You Need a Variance?
If your planned addition would violate setbacks, you can apply for a variance—permission to deviate from zoning rules. However, know what you're getting into:
Variance Process
- • Application fee: $200-$1,500
- • Timeline: 2-6 months
- • Public hearing required
- • Neighbors notified
- • May require legal representation
Variance Reality
- • Approval rate: 30-60% typically
- • Requires "hardship" justification
- • "I want more space" isn't hardship
- • Neighbors can oppose
- • Often denied for large additions
Bottom line: Design your addition to work within setbacks. Variances are a backup plan, not a strategy.
Frequently Asked Questions
How accurate is my old survey?
Surveys don't expire, but conditions change. If your survey is more than 10 years old, or if fences or structures have been added, consider getting an updated one. The building department will require an accurate survey anyway.
Do second-story additions have setback requirements?
Yes, but they're usually the same as ground-level setbacks since they're measured from the building footprint. However, some jurisdictions have additional "daylight plane" or height restrictions that limit how tall you can build near property lines.
My neighbor's house is closer to the property line than setbacks allow. Why?
Older homes are often "grandfathered in"—they were built before current setback rules existed. This doesn't mean you can match their setbacks. New construction must follow current rules, even if neighbors don't.
Can I build in a utility easement if I get permission?
Generally no. Utility companies can access easements at any time and may require you to remove structures at your expense. Even with "permission," you'd have no legal protection. Don't build in easements.
Ready for the Next Step?
Once you understand your lot boundaries and buildable area, the next step is researching your local zoning requirements in detail—including lot coverage limits and Floor Area Ratio (FAR).