Before you break ground, you need to contact roughly a dozen different parties, and the order matters almost as much as the list. At minimum, plan on reaching the 811 underground utility notification service, a licensed surveyor, your local building and zoning department, the health department (if you’re on septic), the EPA and possibly the Army Corps of Engineers (if your site triggers environmental thresholds), a historic preservation commission (if your property sits in a historic district), your homeowners association (if one exists), your mortgage lender, your insurance carrier, each utility company that will serve the new structure, the state board that licenses your contractor, the county recorder (to protect against mechanic’s liens), and any adjoining property owners whose land will be affected. That’s who to contact before starting new construction. Skipping any single one of these can produce fines, stop-work orders, title problems, liens, or a court order to tear down what you’ve built.
Call 811 Before Anyone Digs
811 is your first call, and federal law requires it. Under 49 U.S.C. ยง 60114, anyone planning demolition, excavation, tunneling, or construction in a state with a one-call notification system must use that system to locate underground facilities before work begins.1Office of the Law Revision Counsel. 49 U.S. Code 60114 – One-Call Notification Systems Every state now operates one. The nationwide number is 811, and most states also offer online submission.
You’ll give the street address, the area of the lot where you’ll dig, maximum depth, and the type of work. The regional center then notifies registered utility operators, who send crews to mark buried gas, electric, water, sewer, and telecom lines with color-coded paint or flags. Federal regulations require you to wait for those marks before digging and to excavate carefully around them.2eCFR. 49 CFR Part 196 Subpart B – Damage Prevention Requirements Most states require at least two to three business days of lead time between notification and the legal start date for digging. Save the ticket number. It’s your proof of compliance if an unmarked line gets struck.
811 Does Not Cover Private Lines
Here’s a gap that catches owners off guard. 811 only locates lines owned and maintained by utility companies. It will not mark anything on the private side of the meter: irrigation systems, private gas lines, site lighting conduits, communication cables, or fire suppression lines. If your property has any of those, hire a private utility locator separately. These companies use ground-penetrating radar and electromagnetic detection to map what 811 won’t touch. On older properties, skipping this step is how contractors sever a sprinkler main or cut buried electrical feeding a detached garage.
Hire a Licensed Surveyor
Before design work gets finalized, hire a licensed surveyor to establish exact property boundaries, setback lines, and recorded easements. This is the step that prevents one of the costliest mistakes in construction: building a structure that crosses a property line or violates a setback. An encroachment discovered after the fact can result in a court order to remove the offending portion.
A boundary survey also surfaces flood zone designations, which affect both construction requirements and insurance costs. Recorded easements limit where you can build regardless of what the zoning code allows. If the electric company holds a 15-foot easement along the rear of your lot, no structure goes there. The survey cost is modest next to the problems it prevents, and most lenders require one before funding a construction loan.
Local Building and Zoning Department
Every new construction project needs permits from the local authority that oversees building safety. If your property sits within city limits, that’s usually the municipal building department. If it’s in an unincorporated area, the county handles it. Your property tax bill or the county assessor’s website will confirm which jurisdiction applies.
You’ll submit a permit application that typically includes site plans showing the structure’s placement relative to boundaries, architectural drawings, and sometimes structural calculations stamped by a licensed engineer. Zoning review confirms your project fits the area’s designated land use. A zoning denial stops the project before the building review even starts, so confirm zoning compliance before you invest in detailed engineering plans.
Processing times vary. Straightforward residential permits in some jurisdictions take one to two weeks; complex projects in busy metro areas can take several months. Build the wait into your construction schedule. Many owners sign builder contracts before permits are in hand and then pay crews to sit idle.
Starting without permits invites stop-work orders and daily penalties that add up fast. It also creates title problems. When you sell, inspectors and appraisers will flag unpermitted structures, and you may be forced to retroactively permit or demolish the work. If your application is denied, most jurisdictions offer a formal appeal through a board of zoning appeals, usually with a filing window around 30 days. Some denials rest on misinterpretations of setback or lot coverage rules and can be corrected on appeal rather than by redesigning the project.
Health Department (If You’re on Septic)
If the property isn’t connected to a municipal sewer, you need a septic permit from the local health department before construction begins. The department evaluates soil through percolation tests to determine whether the land can support a septic system and, if so, what type and size. The evaluation also sets the minimum lot area for the drain field and the setback distances from wells, property lines, and waterways.
A failed percolation test can make a lot unbuildable, or force you into an expensive engineered system. If you’re buying undeveloped land to build on, test the soil before closing. The health department permit must be in place before the building department will issue a construction permit, which puts this step early in the timeline for rural and semi-rural properties.
Environmental Agencies If Your Site Triggers Them
If your project will disturb one acre or more, federal law requires a National Pollutant Discharge Elimination System (NPDES) permit for stormwater runoff before construction begins. Projects smaller than an acre also need one if they’re part of a larger common plan of development that will ultimately disturb an acre or more.3Federal Register. Modification to 2022 National Pollutant Discharge Elimination System (NPDES) Construction General Permit (CGP) for Stormwater Discharges From Construction Activities That threshold is lower than many homeowners expect; a single-home lot in a new subdivision can trigger it.
To get coverage, file a Notice of Intent electronically through EPA’s NPDES eReporting Tool at least 14 calendar days before earth-disturbing activities begin.4US EPA. Construction General Permit (CGP) Frequent Questions You also need a written Stormwater Pollution Prevention Plan (SWPPP) describing the erosion controls, sediment barriers, and inspection schedules the site will use throughout construction.5US EPA. Developing a Stormwater Pollution Prevention Plan (SWPPP) The SWPPP must be kept on site and available for inspection. Many general contractors handle this paperwork, but the property owner is ultimately responsible for compliance.
Wetlands and Waterways
Construction near wetlands, streams, or other waterways triggers a separate federal requirement under Section 404 of the Clean Water Act. You cannot discharge dredged or fill material into waters of the United States without a permit from the U.S. Army Corps of Engineers.6US EPA. Permit Program Under CWA Section 404 “Waters of the United States” is broader than it sounds and can include wetlands that don’t look like much in dry months.
The application requires you to show that no less-damaging alternative exists, that you’ve minimized unavoidable impacts, and that you’ll compensate for any remaining damage. Minor projects may qualify for a general permit with lighter review; projects with potentially significant impacts require an individual permit and a full public interest review that can take months.6US EPA. Permit Program Under CWA Section 404 If your site borders anything resembling a creek, pond, or marshy area, contact the Corps early. Discovering a wetlands issue after you’ve poured a foundation is one of the most expensive surprises in construction.
Historic Preservation Commission (If Applicable)
Properties in designated historic districts face an additional approval that many owners don’t discover until a permit application gets flagged. Local historic preservation commissions review new construction, additions, and sometimes exterior alterations to ensure compatibility with the district’s character. The review evaluates materials, proportions, window placement, rooflines, and other visual elements.
Historic review runs parallel to the standard building permit process and is often slower. A project the building department would approve routinely can spend weeks or months in historic review. If your property is in or adjacent to a designated district, contact the commission before you finalize design plans. Redesigning after rejection wastes both time and architect fees.
HOA or Architectural Review Committee (If Applicable)
If your property sits in a planned community or common interest development, the Covenants, Conditions, and Restrictions (CC&Rs) recorded against your deed impose a separate layer of rules on top of city or county requirements. These documents give the homeowners association or its architectural review committee authority to approve or reject changes to your property’s appearance and structure.
HOA submissions involve more aesthetic detail than a building permit application. Expect to provide color selections for exterior finishes, landscaping plans, fencing materials, and sometimes the contractor’s license and insurance information. Projects that comply with every municipal code still get rejected because a roof pitch doesn’t match neighborhood standards or a proposed fence material isn’t on the approved list.
If the board denies your request, ask for a written explanation. Most CC&Rs include a formal appeals procedure, and a denial unsupported by the governing documents may not hold up. Exhaust the internal appeal process before going further, because courts generally expect you to follow HOA procedures first. The enforcement teeth are real: associations can impose fines, place liens for non-compliance, and in extreme cases require removal of unapproved construction at the owner’s expense.
Mortgage Lender and Insurance Carrier
If you have a mortgage, your lender has a financial interest in what happens to the property. Most mortgage agreements require you to notify the lender before making significant structural changes, and construction loans typically must close before work begins, with funds disbursed into escrow to cover construction costs.7eCFR. 7 CFR Part 3555 Subpart C – Loan Requirements – Section 3555.105 Combination Construction and Permanent Loans Lenders may require an updated appraisal to set the maximum loan amount. Failing to notify a lender about major construction can technically trigger default provisions in your mortgage.
Your homeowner’s insurance also needs to know. Standard policies don’t cover structures under construction, building materials stored on site, or the increased liability of an active construction zone. You’ll need a builder’s risk policy, which covers the structure and materials against fire, weather damage, theft, and vandalism during the build. Get coverage in place before materials arrive on site. A theft of $30,000 in lumber from an uninsured job site is an entirely avoidable loss.
Utility Companies for New Service Connections
Calling 811 protects you from hitting existing buried lines. Connecting utilities for the new structure is a separate process. Contact your local water, sewer, electric, and gas providers to apply for new service connections. Each utility has its own application, lead time, and fee structure. Water and sewer tap fees alone commonly run from $1,000 to several thousand dollars per connection, before trenching costs.
Lead time is the critical detail. Utility companies schedule connection work around their own crews, and in areas with heavy construction, you might wait weeks or months. Apply as soon as you have approved building plans. Coordinating the timing so water and sewer are available when your plumber needs them, and electrical service is live when your electrician is ready for the final hookup, prevents costly gaps where the project stalls waiting on the utility company.
Verify Your Contractor’s License and Insurance
Vetting your contractor before signing anything protects you from liability most homeowners don’t realize falls on them. Every state has a licensing board where you can look up a contractor’s license status, expiration date, and disciplinary history. Search by business name or license number on the state board’s website. An expired or suspended license means any work the contractor performs for you is unlicensed, with all the insurance and warranty problems that follow.
Beyond the license, ask for a current Certificate of Insurance and verify two things on it: general liability coverage and workers’ compensation coverage. General liability protects your property if the contractor causes damage. Workers’ compensation protects you from being sued by an injured worker if the contractor doesn’t carry it. Check that policy expiration dates extend past your project’s expected completion, that the business name on the certificate matches who you’re hiring, and that the description of operations covers the type of work you’re contracting for. For larger projects, ask the contractor to have their insurance agent add you as an additional insured.
File a Notice of Commencement to Prevent Liens
This is the contact most property owners never think to make, and it prevents the ugliest financial surprise in construction: paying twice for the same work. When you hire a general contractor, that contractor hires subcontractors and buys materials from suppliers. If the general contractor doesn’t pay those subcontractors or suppliers, they can file a mechanic’s lien against your property even if you’ve already paid the general contractor in full.
Many states allow property owners to file a Notice of Commencement with the county recorder’s office before work begins. The filing puts subcontractors and suppliers on notice that the project exists and establishes a framework for tracking who is owed money. In states that use this system, subcontractors who want to preserve their lien rights must send you a preliminary notice identifying themselves and the work or materials they’re providing. Keep every one of these notices. They’re your roadmap for confirming that the general contractor is actually paying the people doing the work.
Requirements and terminology vary by state. Some call it a Notice of Commencement, others use different names or don’t require one at all. Ask a local real estate attorney or your title company what’s required in your jurisdiction. The filing fee is minimal. The cost of defending against a surprise lien, or paying a subcontractor a second time, is not.
Give Notice to Adjoining Neighbors
Deep excavation near a shared property boundary creates legal obligations to your neighbors that many owners overlook. If your project involves digging below the depth of your neighbor’s existing foundation, you may be required to give them reasonable notice of the planned depth and start date, and in some cases allow them time to protect their own structures. Specifics vary by jurisdiction, but the general principle exists in most states: you owe lateral support to neighboring land, and removing soil next to a boundary that destabilizes your neighbor’s property creates liability.
Separately, if construction equipment needs to cross a neighbor’s land, or scaffolding or crane arms will swing over their property, you need a written agreement. A handshake with a friendly neighbor turns into a trespassing claim when tire ruts appear in their yard. A temporary construction easement or a simple license agreement, drafted before work starts, avoids that problem. The cost of having an attorney prepare one is trivial compared to a property dispute mid-construction.