We know that dome homes are some of the most durable, efficient, and secure buildings on the planet. But not everyone sees them for these advantages. Their unique design can make housing developments reluctant to invite them into established neighborhoods, and financing isn’t as easy as conventional homes.
But if your heart is set on one of these incredible homes, there are things you can do to get your dome home approved, even when it looks like the odds are stacked against you.
What Does It Take to Get House Plans Approved?
Whether you’re planning a conventional house or a dome home, the approval process for any homebuilding project is about the same. Local requirements, community organizations, and special zoning regulations may change the process from location to location, but the five main steps from concept to breaking ground remain largely the same:
- Project plan creation: design your home, including all electrical, HVAC, plumbing, and structural drawings.
- Pre-application meeting: bring your blueprints and plans to local officials to help determine what building codes and regulations need to be met, and then adjust plans accordingly. You should have your concept plan, site plans, and proposed zoning and land use boundary maps submitted to the planning office when you schedule the meeting.
- Submitting the permit application: with adjusted plans in hand, now is the time to officially apply for your building permit. It’s also valuable to provide information on building materials to help the committee better understand your building design.
- Permit review process: before you receive your permit, a local code official (or the building department, in the case of more complex projects) will review all aspects of the project to ensure compliance.
- Permit approval and construction: once your project is approved by local officials, you can start construction.
What Makes It Hard to Get Your Dome Home Approved?
For conventional construction, these steps are fairly straightforward. But when you’re building a dome home, you could see challenges because of its unique design.
Objections to the Exterior Appearance
Whether you’re in an established development or dealing with rules within a homeowners’ association, you could encounter delays in getting your dome home approved simply because of its unusual appearance. Some communities have rules regarding roof pitch, but within specific neighborhoods, home designs could be carefully prescribed to keep the overall look and feel of a neighborhood consistent.
Concerns over MEP Design
Mechanical, electrical, and plumbing components are critical to any property. As such, they play a key role in getting your dome home approved for construction. But with the amazing efficiency of concrete domes, your HVAC systems look quite different from a conventional home.
The difference between conventional HVAC and dome home HVAC systems could come as a shock to code officials. Systems within dome homes require a fraction of the load capacity for the same square footage, which could lead to delaying your approval.
Safety in Construction
Dome homes don’t have any interior structural support walls, a typical component in conventional construction. Code officials could see this lack of supporting walls as a red flag if they’re unfamiliar with concrete dome construction principles.
Securing Financing
The unfamiliar can make banks and loan underwriters nervous. And for most lenders, dome homes are quite unfamiliar. Without proper knowledge about how dome homes are built, some banks may deny financing.
What Can Dome Home Builders Do to Get Approved for Construction?
It’s not always easy to get your dome home approved when community rules and guidelines are in place. But even with these objections and obstacles, you can tip the scales in your favor by preparing yourself for the five steps with the right information and data.
Have safety specs available
Building safety and strength is an important part of plan approvals. And while those who have researched concrete dome construction know how much a dome can withstand, many code experts and officials may not be aware.
Your dome contractor can provide information to show the kind of strength and safety dome homes can provide. They could also have studies and information from past builds to give approval officials enough information so that the process of getting your dome home approved is easier and faster.
Communicate with Neighborhood Residents
Letting your future neighbors know your plans can help garner support for your project before it begins. This has been the case for some of the most iconic dome homes. Keep the initial apprehension from setting the tone by talking directly with residents and letting them know—and see—what you’re planning.
Provide Education on Construction Techniques
Local code officials may need specific information on the construction techniques you’ll use for your dome home. Work with your contractor before the pre-approval meeting to develop materials that can help officials understand how a concrete dome is built, as well as how MEP systems will be installed. Many contractors have this kind of information available already.
Do a Cost Analysis
Lenders will need to know if the initial construction costs will be viable compared to the potential cost savings over the lifespan of the property. Again, your builder will be an important resource for this information.
Find Resale Information on Other Domes
You may not have many comparable homes in your area, but there are plenty of dome homes across the country that you can use to demonstrate the equity your home will hold. And demonstrating that equity could help secure financing for your project when you talk with your lender. Focus on dome homes with similar square footage and exterior profiles, as well as looking at similar neighborhoods and communities, to demonstrate your project’s potential value as accurately as possible.
Why Choose an Experienced Contractor for Your Dome Home?
These steps are all important, but the most important decision you can make when you want to get approved for your dome home project is to choose a construction company that has experience and expertise with these kinds of homes. And KingDome Builders is just the company to provide this kind of support.
Our experienced team has completed several concrete dome projects, including dome homes, and we can guide you through the challenges that come with such a unique home. Contact us today to start your dome home, or come visit us to tour our model dome home to see the safety, security, and unique design for yourself!
