Buying Land & Building in Point Roberts

Thinking about buying or selling vacant land in Point Roberts? Whether you're a prospective buyer, property owner, or real estate agent, understanding a property's development potential before closing is essential.

I strongly recommend obtaining an approved Site Plan Review (SPR), or the appropriate County land-use approval, before closing on vacant residential property.

Most residential projects I work with require this review eventually. Completing it before purchasing helps identify costly restrictions while the buyer still has the option to walk away.

In March 2026, Whatcom County discontinued its Land Use Checklist (LUC), which previously provided preliminary written information about development requirements. Obtaining meaningful feasibility information now generally requires more time and expense.

What Can Affect Buildability?

Even properties advertised as buildable can have significant restrictions involving:

• Wetlands, streams, and critical-area buffers
• Shoreline jurisdiction, setbacks, and development restrictions
• Zoning, lot coverage, and legal lot status
• Septic feasibility, design, and permitting
• Drinking water availability and connection requirements
• Legal road access, easements, and fire department requirements
• Stormwater management, drainage, and impervious surface limits
• Floodplain restrictions, elevation requirements, and geological hazards
• Tree retention, vegetation clearing, and grading
• Archaeological and cultural resources (DAHP)

Legal lot status: A tax parcel number, zoning designation, or real estate listing doesn't necessarily establish that a property is legally recognized as a building lot.

Septic feasibility: Preliminary soil testing can help assess whether a septic system may be possible, but it doesn't replace an approved on-site sewage system design and permit where required.

Water availability: A nearby water main doesn't necessarily guarantee service availability, adequate capacity, or an affordable connection.

Archaeology: Development near known archaeological sites may require professional assessment, additional investigation, or protective measures under Whatcom County Code 20.72.652. These requirements can affect building locations, costs, and timelines. Archaeological site information isn't generally available through ordinary public property searches.

Some properties may also require separate state or federal approvals for archaeological resources, wetlands, waterways, or other protected areas.

What Are the Review Options?

Online Property Research

County maps, zoning information, and property records can help identify possible restrictions. However, information may be incomplete or inaccurate, and many requirements depend on actual site conditions. Online research cannot confirm an approved building site.

Pre-Application Meeting

County staff can provide preliminary written guidance, but the process has important limitations:

• No approved building location or development layout
• Limited verification of actual site conditions
• Wetlands, buffers, archaeology, and other constraints may remain unresolved
• Additional technical studies or permit requirements may arise later
• Staff comments do not constitute binding development approval

Pre-Application Meetings can be helpful, but I wouldn't rely on one alone when deciding whether to purchase vacant land.

Site Plan Review

A Site Plan Review (SPR) is a formal County review of the proposed development layout, including applicable building setbacks, critical areas, shoreline issues, archaeological concerns, road access, fire access, septic, water, and stormwater requirements.

A complete application typically requires a basic site plan, sewage disposal verification, drinking water verification, and any additional materials identified during previous County reviews. These requirements can involve significant upfront expenses before purchasing the property.

If approved, an SPR establishes an approved site layout and identifies applicable development conditions. It provides substantially greater certainty than preliminary research or a Pre-Application Meeting.

An approved SPR may still include conditions requiring additional engineering, mitigation, or site improvements. Buyers should consider the cost of meeting these conditions before closing.

Note: An SPR isn't a building permit or a guarantee of buildability. Additional studies, conditions, and permits may still apply. Properties within shoreline jurisdiction may require a different land-use approval process. It best to know what these are as much as possible before buying a property.

What Does a Site Plan Review Cost?

SPR generally requires approved sewage disposal and drinking water verification. For vacant Point Roberts properties, typical expenses include:

Additional expenses may include surveys, wetland delineations, archaeological assessments, stormwater engineering, geological studies, and other required investigations.

Can Water Connection Costs Be Avoided?

Sometimes. In 2026, I've successfully obtained SPR approvals for Point Roberts projects without requiring clients to purchase public water connections upfront.

This can substantially reduce pre-closing costs, although County acceptance isn't guaranteed. Approved septic documentation generally remains necessary.

Why Complete a Site Plan Review Before Closing?

If the review will likely be required anyway, why wait until after purchasing?

Completing SPR before closing allows buyers to identify significant restrictions and obtain an approved development layout before committing to the property. Much of the expense would otherwise be incurred after purchasing.

I recommend negotiating a feasibility contingency that allows sufficient time for:

• Seller authorization and property access
• Septic testing, site planning, and permit preparation
• County review and requested revisions
• Additional technical studies or approvals
• Extensions and termination rights if necessary

County review may take several weeks or longer. Buyers and sellers should agree on responsibility for expenses and what happens to applications and approvals if the sale doesn't close. A real estate agent or attorney can help establish appropriate purchase terms.

There's a chance you'll spend money investigating a property you ultimately decide not to buy. But that may be far less costly than discovering major building restrictions after closing.

My recommendation is to complete the applicable land-use review while you still have the option not to buy.

For Point Roberts Real Estate Agents

If you're representing a buyer or seller of vacant land, early feasibility review can help identify development issues before they delay or jeopardize a transaction.

I can assist with property research, preliminary site planning, SPR applications, and coordination with Whatcom County.

I recommend discussing adequate feasibility contingencies and seller authorization for permitting early in the transaction. This gives buyers time to investigate the property and helps sellers understand what may be needed to establish its development potential.

Is There a Less Expensive Alternative?

There is no direct replacement for the discontinued Land Use Checklist that provides the same broad preliminary County feedback.

Online research and Pre-Application Meetings can identify concerns but don't approve a building site. Targeted reviews, including Natural Resources Review or Land Fill and Grade permits where applicable, may help resolve specific issues without establishing overall residential feasibility.

For buyers seeking greater certainty, I recommend obtaining SPR approval or the appropriate alternative land-use approval before closing whenever possible.

How Can kabn Help?

I assist Point Roberts buyers, property owners, and real estate professionals with:

• Preliminary property feasibility research
• Identifying zoning, environmental, and development restrictions
• Residential site planning and SPR drawings
• Permit application preparation and County coordination
• Exploring ways to reduce upfront permitting costs

kabn's SPR preparation starts at $1,200 for smaller residential lots, including site drawings and initial paperwork. County fees, septic and water approvals, technical studies, and other third-party expenses are additional.

Before You Buy or Sell

Considering a property in Point Roberts? Whether you're a buyer, seller, or real estate agent, send me the address or parcel number and tell me a little about the intended development.

Email hello@kabn.io. I'll help identify potential issues and outline the recommended next steps.

County Resources

• Whatcom County Planning & Development Services
• Permit Applications and Checklists
• Cultural Resource Protection

Feasibility assessments and land-use approvals do not guarantee issuance of a building permit. Costs are estimates and requirements vary by property. Additional agency approvals may apply.