Understanding SB-684 Costs: Complete Budget Breakdown for Lot Splits
Understanding the complete cost structure of SB-684 lot splits is essential for property owners considering this investment. This comprehensive breakdown covers all potential expenses and provides realistic budget expectations.
Professional Services Costs
*Property Survey
*
- Basic boundary survey
$2,000-4,000
- Detailed topographic survey
$3,000-6,000
- Complex terrain survey
$5,000-10,000
- Factors affecting cost
lot size, terrain, access
*Planning and Consultation
*
- Initial feasibility study
$1,500-3,000
- Complete application preparation
$3,000-6,000
- Ongoing project management
$2,000-4,000
- Specialized consulting
$1,000-2,500
*Legal Services
*
- Document review and preparation
$1,500-3,000
- Title and deed work
$1,000-2,000
- Closing and recording
$800-1,500
- Complex legal issues
$2,000-5,000
Government Fees and Permits
*Application Fees by County
*
- Los Angeles County
$3,000-5,000
- San Diego County
$3,500-5,500
- Orange County
$2,500-4,500
- Riverside County
$2,000-4,000
- San Bernardino County
$2,500-4,500
*Additional Government Costs
*
- Recording fees
$300-800
- Title search fees
$500-1,000
- Environmental review
$1,000-3,000 (if required)
- Impact fees
varies by jurisdiction
Utility Connection Costs
*Water and Sewer
*
- Connection fee assessment
$500-1,000
- New service connections
$2,000-8,000 per lot
- Capacity upgrade fees
$1,000-5,000
- Varies significantly by water district
*Electrical Service
*
- Service assessment
$200-500
- New electrical connections
$1,500-4,000 per lot
- Transformer upgrades
$2,000-6,000 (if needed)
*Gas Service
*
- New gas connections
$1,000-3,000 per lot
- Main line extensions
$2,000-8,000 (if needed)
Optional but Recommended Costs
*Geotechnical Analysis
*
- Basic soil report
$2,000-4,000
- Comprehensive geo study
$3,000-6,000
- Required for certain terrain types
- Helps optimize lot configuration
- Irregular shapes increase survey costs
- Steep terrain requires specialized work
- Access issues add transportation costs
- Utility distance affects connection costs
- Some cities have higher fees
- Additional studies may be required
- Longer review periods increase consulting costs
- High demand increases professional fees
- Busy surveyors charge premium rates
- Economic conditions affect all costs
- Property value typically increases 40-80%
- $600,000 property might become worth $900,000-1,100,000
- ROI often exceeds 200-400%
- Most projects break even if value increases 15-20%
- Conservative analysis assumes 25-30% increase
- Market conditions strongly affect returns
- Home equity loans or lines of credit
- Cash-out refinancing
- Personal loans for smaller amounts
- Development loans
- Hard money lenders
- Partnership arrangements
- Plan during off-peak seasons
- Bundle services when possible
- Coordinate with neighboring projects
- Get multiple quotes
- Use experienced local professionals
- Consider package deals
- Stay organized and responsive
- Provide complete information upfront
- Avoid scope creep and changes
- Utility upgrade requirements
- Additional studies requested
- Extended review timelines
- Change orders and revisions
- Add 15-20% contingency to budget
- Plan for potential delays
- Maintain cash reserves for unexpected costs
*Environmental Studies
*
- Phase I environmental
$1,500-3,000
- Specialized studies
$2,000-5,000 (if required)
*Market Analysis
*
- Professional appraisal
$500-1,000
- Market study
$1,000-2,500
Total Cost Ranges by Region
*High-Cost Areas (LA, SF Bay Area)
*
- Typical range
$25,000-45,000
- Complex projects
$35,000-60,000
- Premium locations
$40,000-75,000
*Moderate-Cost Areas (San Diego, Orange County)
*
- Typical range
$20,000-35,000
- Complex projects
$25,000-45,000
- Standard projects
$18,000-30,000
*Lower-Cost Areas (Inland Counties)
*
- Typical range
$15,000-25,000
- Complex projects
$20,000-35,000
- Simple projects
$12,000-20,000
Factors Affecting Cost
*Property Complexity
*
*Jurisdiction Requirements
*
*Market Conditions
*
Cost-Benefit Analysis
*Typical Value Increase
*
*Break-Even Analysis
*
Financing Options
*Traditional Financing
*
*Specialized Financing
*
Cost-Saving Strategies
*Timing
*
*Professional Selection
*
*Project Management
*
Hidden Costs to Avoid
*Common Surprises
*
*Planning for Contingencies
*
Understanding SB-684 costs helps property owners make informed decisions and budget appropriately for successful lot splits. While costs are significant, the potential returns often justify the investment.
