How to evaluate a building lot in North Georgia
The lot decides more of your budget and schedule than the floor plan. These are the checks we run before a client closes on land, with the official sources behind each one.
1. Septic or sewer?
If there is no public sewer, the house needs a septic system, and septic decides a lot. In Georgia, the county health department permits and inspects every on-site sewage system, and a soil analysis is required for any property on septic. The soil and the number of bedrooms set the size of the drain field.
- Soil evaluations are done by soil classifiers approved by the Georgia Department of Public Health.
- Hall County, for example, asks for a Level III soil analysis if no soil report exists, with the house location staked.
- In Forsyth County, septic permits expire after 12 months and do not transfer.
- Most counties require the septic permit before they will issue the building permit.
On sewer, confirm who provides it and what the tap or permit costs. Fulton County sewer permits are part of new-home submittals in Alpharetta and Johns Creek.
2. Stream buffers
Georgia law sets a minimum 25-foot buffer along state waters and 50 feet along trout streams, measured from where normal stream flow has worn away vegetation. Local governments can require more, and in our area many do:
| Jurisdiction | Undisturbed buffer | Added setback |
|---|---|---|
| Georgia (state minimum) | 25 ft (50 ft on trout streams) | — |
| Forsyth County | 50 ft | 75 ft impervious setback |
| Johns Creek | 50 ft | 25 ft impervious setback |
A creek that looks like a selling point can take a big bite out of the buildable area.
3. Plat, survey and easements
Forsyth and Dawson counties require a recorded plat for a building permit, and Johns Creek requires a survey by a licensed land surveyor. Ask for the plat early and look for easements, floodplain lines and buffers drawn on it. On Lake Lanier, the survey should locate the Corps property line monuments.
4. Water
Find out whether public water reaches the lot. Dawson County asks for written proof that public water is available. If not, plan for a well and keep it clear of the septic field; Forsyth County's septic application asks about any well within 100 feet.
5. How much land you will disturb
Large clearing and grading jobs need their own permit. In Dawson County, disturbing more than one acre, or working within 200 feet of any state water, requires a land disturbance permit with an erosion control plan.
6. Access, slope and trees
Long driveways, steep grades and rock all add cost before the foundation. Tree ordinances like Milton's and Johns Creek's can require permits and replanting. We walk every lot for these before you buy.
Next, see what goes into the cost of a custom home.
Sources
- Georgia DPH — Guide to Septic Tanks
- Georgia Rules 511-3-1 (On-site Sewage Management Systems)
- Hall County — Septic Permit Application Requirements
- Forsyth County — Site Evaluation Application
- Georgia House — Joint Study Committee on Stream Buffers, final report
- Forsyth County — Buffer Mitigation Checklist
- Johns Creek — Staff report citing stream buffer code
- Dawson County — Residential Permit Application (2024)
Rules and fees change. Confirm with the office before you rely on them. Last checked October 2026.
Talk to Jerry and Karen about your build.
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