Don Healy - sitefactsreport.com

LiDAR hillshade revealing a cut-and-fill bench on a Lane County Oregon slope property

Jurisdiction

Cut and Fill: The 50-Year-Old Site Prep That Can Kill Your Build

Cut and fill site preparation compacts soil excavated from higher elevations to fill lower areas of a parcel. Fill placed before 1970 often lacks engineering documentation and may not meet modern compaction standards. Structures built on inadequately compacted fill risk differential settlement, foundation cracking, and drainage failure — defects that appear years after construction.

May 28, 2026 No Comments

Aerial view of a large residential lot inside City of Bend with text overlay: It Looked Like an Easy ADU. It Wasn't.

Site Development

It Looked Like an Easy ADU. It Wasn’t.

City of Bend Code Chapter 15.10 requires ADUs inside city limits to connect to city sewer if the existing septic system cannot support additional load. No third option or variance process exists. A sewer extension exceeding a quarter mile — confirmed by City of Bend Engineering and a licensed septic consultant — carries costs that ADU rental income cannot justify.

May 19, 2026 No Comments

A SiteFacts site visit. property pin visible in Oregon lot, documents being reviewed for ADU due diligence.

Jurisdiction

What a Dead Permit File Revealed for an ADU Investment

Commercial zoned properties with existing residences may retain grandfathered residential rights that permit ADU additions under specific conditions. Prior permit applications — even abandoned ones — document utility requirements, zoning interpretations, and setback rulings that define what is and is not buildable on the parcel today.

May 12, 2026 No Comments

Permits

What to Expect When You Apply for a Residential Building Permit in the Pacific Northwest

Residential building permit timelines in the Pacific Northwest range from 4 weeks in rural counties to 6 months or more in high-growth urban jurisdictions. Oregon requires notification to Scenic Waterway authorities for parcels within one mile of designated rivers. Washington mandates energy code compliance reviews that add two to four weeks to standard plan check timelines.

May 7, 2026 No Comments

Utilities

When “City Sewer Nearby” Means $100,000+ in Hidden Land Development Costs

City sewer connection costs in the Pacific Northwest depend on distance from existing infrastructure. Extensions exceeding a quarter mile cost $80,000 to $150,000 before permits and engineering fees. Properties marketed as having city sewer nearby may require owners to fund the full extension distance themselves.

June 27, 2025 No Comments

Permits

The Hidden Cost of Hydric Soils: A Builder’s Guide to Oregon’s Wetland Regulations

Hydric soils indicate wetland conditions that trigger Oregon and Washington development restrictions under state and federal law. Wetland delineations cost $2,000 to $8,000. Properties with confirmed wetlands face setback requirements of 25 to 100 feet, reducing buildable area. Development in regulated wetlands requires permits from the Army Corps of Engineers and state environmental agencies.

June 11, 2025 No Comments

Uncategorized

Sidewalk Requirements for Infill Lots: Avoiding Costly Surprises

Sidewalk requirements for infill lots are triggered at building permit issuance by municipal code, not at property purchase. Cities including Portland, Bend, and Seattle require full frontage sidewalk installation as a condition of building permits. Costs range from $5,000 to $20,000 depending on lot frontage width and existing curb and gutter conditions.

May 16, 2025 No Comments

Utilities

Power Planning Guide: Electrical Service for Your New Home Build

Electrical service planning for new home construction requires evaluating distance to the nearest transformer, trenching costs, and panel sizing for future load. Pacific Northwest utility hookup costs range from $2,000 to $25,000 depending on service distance and terrain. Properties more than 300 feet from existing infrastructure face the highest connection costs.

May 9, 2025 No Comments

A modern two-story home with gray siding sits at the base of a green hillside during a heavy spring rainstorm. Bright windows glow with warm indoor light while stormwater pools at the foundation, flooding the area between the house and the slope. Leafing trees in the background and overcast skies suggest early spring in the Pacific Northwest.

Grading

Grading and Drainage Issues: Why They Matter More Than You Think

Grading and drainage issues arise when site work alters natural water flow patterns without adequate engineering. Pacific Northwest building codes require positive drainage away from foundations with a minimum 2% slope for 10 feet. Drainage disputes between adjacent parcels represent one of the most common residential construction legal conflicts in Oregon and Washington.

April 25, 2025 No Comments

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