Buying a Lot to Build On in Hudson County? Check These 7 Things First

Most of the expensive surprises on a new building start before anyone breaks ground. They start at the closing table, when someone buys a lot without knowing what it can actually hold.

We build ground up multifamily buildings across Hudson County, and when a client calls us before they buy, these are the seven things we look at first.

1. What the zoning actually allows

The listing might say "build up to 6 units." That doesn't mean the town will let you. Pull the zoning map and the zoning ordinance for that town and check the zone, the permitted uses, the max height, the lot coverage, the setbacks, and the parking requirement.

Then do the math on the real lot dimensions, not the listing. A lot that is a few feet narrower than the zone minimum can turn an as of right project into a variance application.

2. As of right or board approval

If what you want to build meets every requirement in the zone, you are usually looking at a zoning permit and then construction permits. If it doesn't, you are going in front of the planning board or the zoning board of adjustment.

Board approval is not a dead end, but it adds time, professional fees, and risk. Know which path you are on before you price the deal.

3. Parking

In Hudson County, parking is where a lot of projects get squeezed. Every town sets its own requirement per unit, and on a 25 foot lot there is only so much room for a curb cut, a driveway, and spaces. Figure out how many spaces you need and where they physically go.

4. Utilities: water, sewer, gas, and electric

Find out what is in the street and what condition it is in. A new building may need a larger water service, a new sewer lateral, or a new gas or electric service. Some of those connections take months to schedule and are on your timeline, not the utility's.

Ask the seller for anything they have, and talk to the utilities early.

5. Soil and what's underground

Old Hudson County lots can have fill, old foundations, buried tanks, or rock. A soil boring or a geotechnical report before closing tells you what your foundation is going to cost. If there is any history of a gas station, a garage, or an oil tank on the property, you want to know before it's yours.

6. The neighbors

Look at the buildings on both sides. If you are building tight to a property line, you may need to protect or underpin the neighbor's foundation, and you will need access agreements for things like scaffolding. Old party walls and shared footings are common here and they change your foundation plan.

7. What is already filed on the property

Check for open permits, violations, liens, and any prior approvals on the lot. An open permit from a previous owner or an old violation can hold up your new application until it's closed out.

The order matters

Here's the order that saves the most money: zoning first, then a rough unit count and parking layout, then utilities and soil, then the price. If the numbers only work with a variance you might not get, you want to know that before you sign.

Every town and every lot is different, so always verify current requirements with the local zoning and construction offices and with your architect and attorney. This post is general information from our experience building in Hudson County, not legal, architectural, or engineering advice.

Talk to us before you buy

If you are looking at a lot in Jersey City, Union City, West New York, North Bergen, Weehawken, or anywhere else in Hudson County, give us a call at (201) 492 2653 or send us the address through our quote page. We'll tell you what we see before you commit.