• Home
  • About
  • Search Tahoe Homes
  • Search Tahoe Condos
  • Communities
  • Buyers
  • Sellers
  • Contact
  • 530-414-1260

Lake Tahoe - Truckee, CA Real Estate for Sale

Can I Build a Bigger Deck on my Lake Tahoe Home?

Can I Build a Bigger Deck on my Lake Tahoe Home?

June 23, 2017 By Laura Allen, Tahoe REALTOR, 530-414-1260, CalRE# 01473598

Share on TwitterShare on Facebook

Can I Build a Bigger Deck on my Lake Tahoe Home?

When looking at homes in North Lake Tahoe, one of the most frequently asked questions that I get from my Tahoe Buyers is

  • “Can I build a bigger deck on my Lake Tahoe home?” or
  • “Can I expand the current deck and make it bigger on my Lake Tahoe home?” or
  • “Can I add on another deck onto my Lake Tahoe home?”
  • “Can I expand the stone and mortar patio?” (not loose pavers, or stones, but a solid patio)
  • “Can I add on a garage?”

Can I Build a Bigger Deck on my Lake Tahoe Home?There are many variations to this question, but it always comes down to the idea of adding, building, or modifying the current structure, and its footprint configuration.

Buying real estate is about compromise, rarely is something perfect and there are trade-offs.  It’s about finding a property that has most of what you want at the price point you can afford.

It becomes a question of what you can live with now, and if it doesn’t have everything, are you willing to try to figure out a way to turn that property into the one that does have the features you want and need.

In the end, you’re looking at making some changes that would require more than a can of paint.

  • The answer to any of these Tahoe buyer questions on building, expanding, or adding on is – Maybe, if you have enough coverage.

For Tahoe Buyers we’ve just moved to the discussion about coverage and it is a complicated and technical one, but one that needs to be addressed if you’re thinking about deck expansions, or other projects that will alter the current footprint on the property.

The topic of coverage tends to frustrate buyers because it is not a simple you can do this, and can’t do that. Coverage information is rarely available unless the current owner has done some leg work and started the coverage determination process.

While many Tahoe Buyers understand that property in the Lake Tahoe Basin on both the California and Nevada side of Lake Tahoe is highly regulated and under the Tahoe Regional Planning Agency (TRPA) rules and restrictions, they are not quite sure how that impacts existing structures.

  • What is Coverage? Or What Land Coverage?

Each parcel is entitled to a pre-determined amount of land coverage.  The TRPA has an environmental plan in place to protect Lake Tahoe and permanent land disturbance, also known as impervious surface and includes all man-made surfaces such as:

  • Homes
    • Structures attached to the home
    • Garage
    • deck(s)
    • covered walk-way
    • pool
    • tennis court
    • Any hard surface.
  • Sidewalks
  • Driveway(s)
  • Parking Pad(s)

Maintaining open space and limiting the amount of impervious surfaces in a watershed is a proven method for improving water quality, which is a goal for the TRPA and protecting Lake Tahoe.

How much land coverage you are allowed on your specific property is determined by the soil type, either through a TRPA Site Assessment, or an Individual Parcel Evaluation System score (IPES).

You’ll see IPES scores information mentioned with vacant lots that are for sale in the listing information for Lake Tahoe Basin properties in our area.

There are two separate systems used to determine land capability and the amount of allowable coverage.  For residential property, which system used is determined by the date of construction: Before 1987 and After 1987 – present.

  • Bailey Land Scoring System

All residential Properties that were already built upon before July 1, 1987

There are 7 land Capability Classifications and Base Coverage percentages.

In the early 1970’s the US Forest Service and TRPA developed the Bailey land capability system.  It was based primarily on the official USDA soils maps for the Tahoe Region.

Each soil type was assigned to a land capability class ranging from 1 to 7, with capability 1 being the most environmentally fragile and sensitive to development.

Land found to be influenced by a stream or high groundwater was assigned to capability 1b, also known as Stream Environment Zone (SEZ).

Lands Located in Land Capability District Base Coverage
1a, 1b, 1c 1%
2 1%
3 5%
4 20%
5 25%
6, 7 30%

The Bailey system prohibits new development on all capability 1 through 3 parcels, and restricts the amount of coverage (i.e., pavement and building footprint – coverage) that can be placed on capability 4 through 7 parcels.

For parcels with Bailey scores 1 through 3, TRPA created a program for the transfer of development rights to other, less sensitive parcels.

In the Bailey Land Scoring System Capability Classification of 4-7 were considered “buildable”.

  • Individual Parcel Evaluation System (IPES)

All residential Properties that were already built after July 1, 1987 – Present

IPES was adopted in 1987 to determine development eligibility and allowable coverage for residential parcels.  IPES was considered to be a better method to determine eligibility.

IPES scores applied only on vacant residential parcels. In 1987 and 1988, vacant residential parcels in the Tahoe Basin were evaluated and scored based on the following eight elements:

  • Relative erosion hazard
  • Runoff potential
  • Access
  • Stream environment zones
  • Condition of local watershed
  • Ability to revegetate
  • Need for water quality improvements in the vicinity of the parcel
  • Distance from Lake Tahoe

Note:  When building on a vacant lot, an IPES score can be the difference between being able to build and an unbuildable lot.  Each lot was given a score from 0 to a maximum of 1017.  In Placer county the cut-off score was 726, but in all other counties around the lake it is a score of 1 or more.

If your parcel was developed prior to 1987, the parcel does not have, or need an IPES score.  If your parcel is developed, it will not have received an IPES score.

Real estate agents cannot determine your land coverage.  The only way to determine what coverage a property may have is to go through the land verification process and find out if existing land verification documentation does exist.

So the question of “Can I Build a Bigger Deck on my Lake Tahoe Home?” comes back to the issue of do you have enough existing land coverage to build that bigger deck.

What are the steps will a Lake Tahoe Basin home owner have to take to figure out if they can build the deck they want?

The project may require a TRPA permit before it can be constructed.

Before a project application is submitted, the TRPA will need to verify two things:

  • The land capability of the property and the amount of existing land coverage.

This information can be obtained from two sources:

  • Existing records available from the TRPA

If a previous project has been done, or if the previous owner did a site assessment the TRPA may have an existing record that will tell you how much existing coverage is already on your property and how much you were allow.

  • By submitting a site assessment application to TRPA

If there are no existing records that have already documented what existing coverage is already present on the property they you will have to complete a site assessment and application process.

A site assessment involves a topographic land survey, which will identify the contours of the ground and existing features on the surface of the earth like trees, streams, drainage, buildings, streets, walkways, utility poles, retaining walls, patios, etc.

Can I Build a Bigger Deck on my Lake Tahoe Home?As part of the site assessment, the survey will include calculations on how much of the land is covered. The photo is of a topographic survey summary that shows land coverage calculations, which will give you an idea of what to expect and how items are shown.

When you talk to a local survey company and tell them you are looking to verify your land coverage they will be able to tell you the cost for the topographic survey, along with the cost for any research to help you determine what your property was entitled to and the next step of your TRPA site assessment application.

Once the site assessment has been completed, you’ll need to submit it to the TRPA with their application and fee.

Once you have verified your land capability, which determines the amount of allowable land coverage on the parcel, and your existing land coverage on the parcel has been identified these two calculated amounts may then be compared to determine if coverage is available to build a deck.

  • Exceeds Coverage: If the existing coverage exceeds the allowable amount, the TRPA cannot approve the deck since it increases land coverage on the parcel.
  • Under Covered: If the existing coverage is less than that allowable then the remaining potential land coverage may be allocated to the deck and a TRPA permit may be issued.
  • Relocate/Reconfigure Coverage: A permit may also be issued if it is possible to relocate existing coverage on the parcel to be used for the deck.

It will take time to complete the different tasks several months, maybe longer depending on the property.  Typically a Lake Tahoe Basin Seller will not give you enough investigation time to complete the land verification steps.

You may be able to get a rough idea on coverage and possibility, but not enough time to get a final approval, so there will be some uncertainty until you have everything signed off and approved.

There are always exceptions, and often a lakefront home seller with a small, older cabin may agree to a longer investigation period because of the higher price point.

It doesn’t take long before you realize that while determining coverage is a technical process that takes time and money, you begin to understand why there is a premium placed on properties that have a larger home on them, a garage, a large deck, or can provide you the buyer with the documents that verify coverage and eliminate the unknown for you.

Newer construction properties also have coverage information and documents that have identified the land coverage for the property that you can find on-file with either the country, or TRPA.

Buyer Tip:

  • The TRPA website has a lot of good information on it when it comes to process of building.
  • Hiring a local land use consultant can also help make the process of verifying land coverage much easier, and faster.
  • Hiring a good, experienced local contractor to guide you through the land verification process and then the design, engineering, permitting and building process is also a good way to get the help and support you will need.

These local specialist have the past experience to know what you need to do, and when you need to do it.

Once you know if you have enough coverage for your project, or if there is a way to re-configure existing coverage to make your project happen, then the next step will be to submit your TRPA approval of land coverage to the county for their approval.

If after reading this you’re having second thoughts on doing a deck expansion, or adding on a garage, you’re not alone and settling for a property that doesn’t have all of he key features may not be the best buying decision for you.

Owning property in the Lake Tahoe Basin does come with more rules, regulations, and procedures to build and/or change things on your property, but these rules are intended to preserve Lake Tahoe for generations to come and we know that’s something  you want too.

There is a lot to learn about our area before you buy.  Providing you with information on the properties you are considering buying is what we are here to do, so let me know how I can help you!

Thinking about making Lake Tahoe, California your second home? Check out the homes that are for sale here:

Want to see what condos are for sale in Lake Tahoe? Here are the current listings:

  • Tahoe City Homes for Sale
  • Tahoe City Condos for Sale
  • Tahoe City Lakefront Homes for Sale
  • Lake Tahoe Lakefront Homes for Sale
  • North Shore Lake Tahoe Homes for Sale
  • West Shore Lake Tahoe Homes for Sale

For all of your Tahoe real estate needs –

Laura A. Allen | 530.414.1260  | Laura@TahoeLaura.com
BROKER ASSOCIATE, Tahoe Real Estate Agent
CalRE# 01473598
Coldwell Banker, Tahoe City, CA CalRE#01908304

All information is deemed reliable, but is subject to change, and/or correction without notice.

Can I Build a Bigger Deck on my Lake Tahoe Home?

Search this Site!

Property Search Account Login

Search Communities, Condos, and Neighborhoods

Lake Tahoe Lakefronts

Lake Tahoe Homes

Lake Tahoe Condos

North Shore Homes

West Shore Homes

North Shore Condos

West Shore Condos

Tahoe Donner Homes

Tahoe Donner Condos

*********************

Agate Bay

Agate Bay Homes

Alpine Manor Condos

Alpine Meadows Homes

Alpine Meadows Condos

Alpine Peaks

Aspen Grove Condos

Aspens Olympic Valley

Aspen Leaf at Palisades Condos

Bear Creek Homes

Bear Meadows Condos

The Boulders Condos

Boulders at Mountainside Townhouses

Brockway Shores Townhouses

Brockway Springs Condos and Homes

Brockway Springs Condos

Buckhorn Ridge Homes

Cambridge Estates

Carnelian Bay Homes

Carnelian Bay Condos

Carnelian Woods Condos

Cedar Flat Homes

Cedar Point Condos

Chamberland Homes

Chamberlands Beach & Mt Club

Chambers Landing Condos

Chateau Chamonix Condos

Chinquapin Condos

Christy Hill Condos

Constellation at Northstar Condos (Ritz-Carlton)

Devonshire Estates Homes

Dollar Point Homes

Dollar Hill I Condos

Dollar Hill II Condos

Donner Lake Homes

Donner Lake Lakefront Homes

Donner Lake Condos

Donner Pines West Condos

Elkhorn Ridge Homes

Fleur du Lac Estates Condos

The Franciscan Lakeside Lodge Condos

Fulton Acres Homes

Glenridge Park

Glenshire

Gold Bend Condos

Granlibakken Condos

Gray’s Crossing Homes

Gray’s Crossing Townhouses

Heratage Cove Condos

Hidden Meadows Condos

Highlands Homes

Homewood Homes

Homewood Condos

Home Run Trail Townhomes

Indian Hills Condos

Juniper Creek Ranch Homes

Juniper Hills Homes

Kailua Park Homes

Kings Beach Homes

Kings Beach Condos

Kings Run Condos

Kingswood Estates Homes

Kingswood West Homes

Kingswood Village Condos

Lahontan

Lake Forest Glen Condos

Lakeside and Sierra Terrace Condos

Lake Tahoe Homes

Lake Tahoe Lakefront Homes

Lake Tahoe Lakefront Homes Pier

Lake Tahoe Condos

Lake Tahoe Condos in a Lakefront Complex

Lake Tahoe Condos – North Shore

Lake Tahoe Condos – West Shore

Luxury Homes Lake Tahoe

Luxury Condos Lake Tahoe

Luxury Homes Truckee

Luxury Condos Truckee

Martis Camp Homes

McKinney Shores

The Meadows Homes

Meeks Bay Homes

Moana Circle

The Northshore Condominiums

North Shore Lake Tahoe Homes

North Shore Lake Tahoe Lakefront Homes

North Shore Lake Tahoe Condos

North Lake Tahoe Homes

North Lake Tahoe Lakefront Homes

North Lake Tahoe Condos

Northstar Property Owners Association NPOA

Northstar Homes

Northstar Condos

Northstar Village Condos (NSV)

NSV- Big Horn Condos – 7001 Northstar Dr

NSV- Catamount Condos – 8001 Northstar Dr

NSV- Great Bear Lodge Condos -5001 Northstar Dr

NSV- Iron Horse North Condos – 3001 Northstar Dr

NSV- Iron Horse South Condos – 4001 Northstar Dr

NSV- One Village Place Condos – 9001 Northstar Dr

NSV- Northstar Lodge – 970 Northstar Drive

NSV- Original Condos 2000 North Village Dr

NSV – Village Walk Townhomes

Northstar Club Condo Shares

Old Greenwood Homes

Old Greenwood Condos

Old Greenwood Fractional Shares

Olympic Valley Homes

Olympic Valley Condos

Palisades at Olympic Valley

Panorama Estates

Pine Cove Cottages Cottages

Pineland Homes

Pinyon Creek Townhouses

Ponderosa Palisades Townhouses

Resort at Squaw Creek Condos

Ridgewood Homes

Ritz Carlton Highlands – Constellation and Home Run Condos

Ritz Carlton Highlands Fractional Shares Condos

River Run Homes

River Run Condos

River View Townhomes

Rocky Ridge Condos

Rubicon Glen Homes

Rubicon Bay Homes

Rubicon Properties Homes

Schaffer’s Mill Homes

Schaffer’s Mill Townhomes

Sierra Meadows Homes

Ski Trail Condos

Skyland Homes

Soda Springs Homes

Sonoma Pines Homes

Spring Creek Homes and Lofts Townhouses

Squaw Peak Condos

Squaw Ridge Condos

Squaw Valley Condos

Squaw Valley Homes

Squaw Valley Lodge Condos

Squaw Valley Meadows

Squaw Valley North Condos

Squaw Valley Tram Condos

St Francis Lakeside Condos

St Michaels Woods Homes

Star Harbor Condo

Stellar Townhouses

Stoneridge Condos

Stonewood Condos

Sugarpine Lakeside Condos

Sugarpine Parkside Condos

Sunnyside Homes

Sweetbriar Fractional Share Condos

Tahoe Beachfront Condos

Tahoe Homes

Tahoe Condos|Townhomes

Tahoe City Homes

Tahoe City Lakefront Homes

Tahoe City Lakefront Homes – North Shore

Tahoe City Lakefront Homes – West Shore

Tahoe City Homes – North Shore

Tahoe City Homes – West Shore

Tahoe City Condos

Tahoe City Condos – North Shore

Tahoe City Condos – West Shore

Tahoe City Condos in a Lakefront Complex

Tahoe City Marina Boat Slips

Tahoe Cedars Homes

Tahoe Donner Real Estate

Tahoe Donner Homes

Tahoe Donner Luxury Homes

Tahoe Donner Condos

Tahoe Donner Golf Club Condos

Tahoe Donner Lodge Condos

Tahoe Donner Ski Bowl Condos

Tahoe Estates Homes

Tahoe Hills Homes

Tahoe Marina Lakefront Condos

Tahoe Marina Estates Homes

Tahoe Park Homes

Tahoe Park HOA Membership Homes

Tahoe Pines Homes

Tahoe Sierra Estates Homes

Tahoe Swiss Village Homes

Tahoe Tavern Condos

Tahoe Tavern Heights Homes

Tahoe Vista Homes

Tahoe Vista Condos

212 Tahoe Woods Blvd Condos

Tahoe Woods Homes

Tahoma Homes

Tahoma Condos

Tahoma Meadows Homes

Tahoya Shores Condos

Tavern Inn Condos

Tavern Shores Condos

The Timbers Condos

Timberland Homes

Tonopalo Fractional Shares Condos

Truckee Homes

Truckee Condos

Truckee Luxury Homes

Truckee Luxury Condos

Truckee River Corridor Homes

Twin Peaks Homes

Valley View Townhomes

Village at Squaw Valley Condos

VSV – Bldg 5 – 1750 Village East Road

VSV – Bldg 4 – 1850 Village South Road

VSV – Bldg 3 – 1880 Village South Road 

VSV – Bldg 2 – 1985 Squaw Valley Road

VSV – Bldg 1 – 1995 Squaw Valley Road

The Villas Condos

Vista Pines Homes

Ward Creek Homes

Water’s Edge Condos

Westlake Village Homes

West Shore Lake Tahoe Homes

West Shore Lake Tahoe Lakefront Homes

West Shore Lake Tahoe Condos

West Shore Lake Tahoe Condos Lakefront Complex

Winding Creek Homes

Woodvista Condos

Village Walk Townhomes

Winter Creek Homes

Fair Housing | Privacy Policy

Laura Allen | 530.414.1260

CalRE# 01473598 | Broker Associate

Coldwell Banker| CalRE# 01908304, Tahoe City, CA 96145

Copyright © 2023 | Laura Allen | CalRE# 01473598 | www.TahoeLauraRealEstate.com | 530-414-1260 | Laura@TahoeLaura.com | Coldwell Banker Realty | 475 N. Lake Blvd., Tahoe City, CA 96145 | Log in

This website uses cookies to improve your experience. We'll assume you're ok with this, but you can opt-out if you wish.Accept Read More
Privacy & Cookies Policy

Privacy Overview

This website uses cookies to improve your experience while you navigate through the website. Out of these cookies, the cookies that are categorized as necessary are stored on your browser as they are as essential for the working of basic functionalities of the website. We also use third-party cookies that help us analyze and understand how you use this website. These cookies will be stored in your browser only with your consent. You also have the option to opt-out of these cookies. But opting out of some of these cookies may have an effect on your browsing experience.
Necessary
Always Enabled
Necessary cookies are absolutely essential for the website to function properly. This category only includes cookies that ensures basic functionalities and security features of the website. These cookies do not store any personal information.
SAVE & ACCEPT