Agreed completely. For the most part, and especially outside the major cities, the government employees are extremely friendly and responsive. They will respond, but often the response is that they are waiting on ______ for approval, or the issue has to go before the next council meeting.
Total. North Carolina, and those are our state-wide averages as we usually have multiple projects going on per year. Generally between 66 and 120 units for the rural areas. Metro is higher due to other issues (i.e. relocation).
He isn't talking about inspections, he is talking about regulatory requirements. We can have an inspector out in 24 hours in most places. Even Raleigh is probably 48 hours max.
We were running $6-$7 mil for years. We had two in 2017 that were each $3.5 for 48 units, which is even more impressive because of the lower unit number.
I don’t know where biff caught onto this strawman about responsiveness and friendliness, but I never mentioned or implied either of those nouns. I said local and state government offices are understaffed, underfunded, and not designed for the amount of responsibilities they have.
Why are you differentiating between inspections and reviews? Those are both forms of regulation which your local government is responsible for administering. Your statement completely supports my argument.
They are not understaffed and they are not underfunded (from a personnel standpoint; infrastructure is different). Maybe in Charlotte and Raleigh, but not the other 98 counties.
They are not similar at all. An inspection is someone coming out to the site to check if work, as installed, matches what is on the plans and is up to code. That takes a few hours to call in and, depending on the size of the project, a few minutes or hours to complete. It is usually done by a redneck with a GED.
I’m aware of the details - these are both forms of regulation administered by the government. A private citizen or business needing permission/approval/license to do something.
Bananas
Sure, in the same way that getting a DEA distribution license is akin to getting your fishing license.
We have a 66 unit that just opened 4Q 2023 in BFE that came in just under $10 million. 55 is tough depending on your building design. We've determined we can't make anything below 60 work in this environment unless there is significant subsidy from somewhere.
You are caught up in an irrelevant detail. I don’t give a shit if we are talking about ice cream cone inspection, the type of regulation is not important to my argument. You just described a “review” regulation that takes a very long time.
What is your argument? You said that local governments are understaffed. They are not. The local building inspector is not the problem. He may be a pain in the ass at times, but he is not the problem. You check the box in his online portal or call his office and he shows up the next day. He is fine.
we do almost all 100% permanent supportive housing, so it's definitely a different game than what I imagine you're building
there are definitely government agencies that are understaffed though -- varies a lot by location and level of government, but it's not crazy to say that many places are understaffed
