Every question below comes from the City of Austin's Residential New Construction and Addition Permit Application (City of Austin application). A "yes" isn't bad news. It just means another reviewer, more documents, and more time, so it belongs in your budget and schedule from day one.
1. Are there trees 19 inches or larger on or next to the property?
If yes, you need a tree survey on your plans and a tree review. That includes trees on the neighbor's side whose roots reach your lot. On wooded Hill Country lots this is the most common extra review, and it often shapes the footprint of the house.
2. Does the house exceed 3,600 square feet under roof?
If yes, fire review is required. "Under roof" includes garages and covered porches, so homes that look smaller on paper can cross the line.
3. Is the property within 100 feet of the 100-year floodplain?
Being near a floodplain brings in floodplain review and can affect finished floor elevations and what can be built where.
4. Is the site in an Erosion Hazard Zone?
Lots near creeks can sit in an Erosion Hazard Zone, which adds its own review of how close you can build to the channel.
5. Will the site need a cut or fill of more than four feet?
If yes, the application sends you to the Development Assistance Center for a site plan exemption. On sloped lots with a walkout lower level or retaining walls, four feet comes fast. Our foundation and retaining wall work means we look at this on the first site visit.
6. Is the property within 200 feet of a hazardous pipeline?
Another trigger for fire review. It's worth checking before you close on a lot.
7. Is new or added building area over 5,000 square feet?
If yes, construction material recycling is required under the Land Development Code, so your builder needs a recycling plan and the right dumpsters on site.
8. Will any exterior wall, structure, or roof be removed?
For additions and tear-downs, removing all or part of an existing structure requires a separate demolition permit. Interior walls, floors, and ceilings don't count.
9. Is a sidewalk required?
New single-family, two-family, and duplex construction, and additions that increase floor area by 50 percent or more, are expected to install sidewalks unless a fee-in-lieu applies (City of Austin application). That's real concrete and real money, so price it early.
Also on the form
The application also asks about water and wastewater availability (if service isn't available, you deal with Austin Water for taps or a service extension), auxiliary water sources, historic districts, and Green Building or S.M.A.R.T. Housing participation.
What to do with this
Before you buy a lot or commit to a design, walk these questions with your builder. When we do a custom home lot review, these are the first things we check, because each "yes" changes the price, the schedule, or both.