Breaking Down the New Construction Process

Outside of beginning your life with your spouse or holding your newborn baby for the first time, there are very few lifetime events that rank as high as finding your dream home so you can create memories for your family.  This dream of homeownership has evolved over the past few years as the existing home market has boomed and home prices have surged.  New opportunities to work from home have yielded a wave of home construction in areas where people never thought would be possible to live.

Just as with any major life event or new experience, there are often obstacles that must be conquered.  New construction has seen its share of obstacles – from unexpected price increases to labor and supply shortages.  The excitement that many homebuyers of new construction have experienced has, in many cases, turned to frustration and a feeling of, “Ready, Set, Wait!”.  In order to help you to understand the process and what to expect, I will share a checklist that the builder I used to build by home shared with me as we proceeded through my home building process. Additionally, I will share insight to some of the more complicated or frustrating items on this list that you should be aware of.

 What Questions Should You Ask Before Choosing to Build?

Sit down with your Realtor and ask them to outline a roadmap of what you need to do when you build a home.  Even though it may seem easy to go to a model home and talk to the builder’s representative, there can be many pitfalls that you need to be aware of that an experienced Realtor can help you to avoid.  Here is a list of a few items to consider:

  1. How does financing differ if you choose to build a fully custom home or a semi-custom home and how does this financing differ if you were purchasing an existing home?

  2. Location – what is the land use of the area surrounding the development or piece of land you are purchasing?

  3. Are there any future plans or rumors of highways or major streets near the property?

  4. Will you need to purchase water rights or water shares?

  5. Is the property connected to the sewer or will it require a septic tank?

  6. Are there deed restrictions or CC&R’s for the development which will limit the style, color of home, or building materials that can be used?

  7. What kinds of surveys or soil tests will be required?

  8. What are the bonds and impact fees that will need to be paid in order to receive a building permit?

  9. Who are the engineers and architects that you should interview to help to identify your wants and needs so that you can see your home come to life through the blueprints?

  10. What types of obstacles will the land you plan to build on present?  Drainage? Elevation changes? etc.

  11. How much square footage is needed?

  12. What will the home cost?

  13. How much should you prepare to have in addition to your loan in the case that prices increase during the building process?

  14. Did you prepare for window coverings for when you move in?

  15. Did you prepare for landscaping costs?

Some of these questions and costs are included if you choose to build with a semi-custom or production builder.  If you choose to use a fully custom home builder, you will need to seek answers to these questions and more prior to getting started.

The New Construction RoadMap

The construction process is commonly encompassed in six stages which I will review in greater detail in a future article.  These six stages are as follows:

  1. Concept

  2. Contracts and Bid Documents

  3. Bidding by Contractors

  4. Construction

    1. Foundation

    2. Framing

    3. Shingles and Roofing

    4. HVAC, Plumbing, Electrical, and Insulation

    5. Interior Trim and Doors

    6. Kitchen, Cabinets, and Countertops

    7. Carpets and Flooring

    8. Paint

    9. Final Inspection

  5. Construction Payments

  6. Completion and Move-In

Custom Home Checklist

If you choose to build with a custom home builder, you have many more options and opportunities to design and customize your home.  Along with more choices come more questions.  This is the list of items I had to check off with my builder as I went through the building process:

Step 1: Buying Land

  1. Frontage requirements for city or county

  2. Land Survey

  3. Title Search

  4. Title Insurance

  5. Water Table for Well?

  6. Soil Test

  7. Sewer Connection or Septic

  8. Land easily improved?

Step 2: Before Closing on the Land

  1. Review Loan Documents

  2. Prepare Specifications Sheet

  3. Prepare complete Materials/ Labor Cost Estimates

  4. Submit Loan Application

  5. Sewer Tap (or Septic System Permit)

  6. Building Permit

  7. Construction Loan Closing

Step 3: After Closing on Land

  1. Building License required?

  2. Compliance Bond required?

  3. Water Tap & Meter (or contact Well Digger)

  4. Order Temporary Services

    • Electricity

    • Water (if no well)

  5. Prepare Site Plan

Step 4: Subcontractors

  1. Check References

  2. Are they Bonded?

  3. Are they Licensed?

  4. Guarantee their work?

  5. If Guaranteed, How Long?

  6. Liability Insurance

  7. Workman’s Compensation Insurance

  8. Who do Better Builders Use?

  9. Get Written Estimates

  10. Check Low Bidder’s quality 

Step 5: Buying Materials

  1. Select 3 reputable Building Supply firms

  2. Submit Material Estimates to each

  3. Check supply house Bid against original estimates and correct differences

  4. Select Building Supply firm with best combination of Service, Terms and Price

Step 6: Site & Foundation

  1. Review Step 3, then do Rough Grading

  2. Cut Driveway

  3. Put 4”-6” Gravel on Driveway

  4. Get Water Meter (or Dig Well)

  5. Clear Home Site, plus 10’ – 15’ Work Area

  6. Install Temporary Power Pole

  7. Crawl Space or Basement

    • Batter Boards

    • Dig Foundation Footings

    • Pour Footings

    • Lay Block or Pour Walls

  8. Pre-Treat for termites

  9. Waterproof/Backfill

  10. Slab and Garage

    • Form Boards

    • Plumbing

    • Miscellaneous Pipes (Passive Radon System)

    • Gravel

    • Polyethylene vapor barrier

    • Pre-Wire (landscape)

    • Pour Concrete

  11. Spot Foundation Survey

  12. Gas, Sewer & Miscellaneous Utility lines

Step 7: Framing

  1. Buy Building Level

  2. Check Foundation Level/ Square

  3. Check Level/ Square Again

  4. Have Framing Materials Delivered

  5. Maintain Materials Supply

  6. “Cull” Materials

  7. Basement Walls & Beams

  8. Subfloor, 1st Floor

  9. Set Special Tubs, 1st Floor

  10. Walls/ Partitions, 1st Floor

  11. Subfloor, 2nd Floor

  12. Set Special Tub, 2nd Floor

  13. Walls/ Partitions, 2nd Floor

  14. Wall Sheathing

  15. Check Level, Square & Layout as work progresses

  16. Ceiling Joists

  17. Rafters & Trusses

  18. Roof Sheathing and Felt

  19. Framing Inspection

  20. Install Doors/Windows

  21. Measure Cabinets

Step 8: Exterior Masonry/Miscellaneous Tasks

  1. Schedule Delivery of Exterior Windows, Doors, Siding, Trim

  2. Install Doors (if not done in framing)

  3. Install Windows (if not done in framing)

  4. Install factory built Fireplace

  5. Miscellaneous Rough Frame and Deadwood

  6. Install Brick/Stone (if any is specified)

Step 9: Roofing

  1. Install Roofing as soon as possible

  2. Check Horizontal Roof Shingle Lines

  3. Align Shingles’ Vertical Splits

  4. Four (4) Nails Per Shingle

  5. Stagger Metal Flashing

  6. 10: Cornice & Siding

  7. Check Siding manufacturer’s Nailing Instructions

  8. Check Siding as it’s installed

  9. Check installation of Flashing

  10. Install Garage Doors

  11. Exterior Pain/ Stain

  12. Clean Up

Step 10: Plumbing Rough

  1. Specify Plastic or Copper Pipe

  2. Rough-In for Bath, Kitchen, etc.

  3. Pay only after work is inspected

Step 11: Heating & Cooling Rough

  1. Take Floorplan to Power Company for size of system

  2. Smaller system is usually more efficient

  3. For bigger house, consider using multiple systems

  4. Rough-In Heating/ Cooling

  5. Get Rough-In approved by Building Inspector before making payment

Step 12: Electrical Rough

  1. Make sketch of furniture in each room, showing outlets & switches.

  2. Get approved for proposed (Wiring Plan)

  3. Get Power Company to recommend how much Amp Service is needed

  4. Rough-In Wiring

  5. Pay for Rough-In only after inspection

Step 13: Insulation

  1. Get Power Company to determine amount of R Value & Insulation needed

  2. With blow-in Insulation, do not block soffit vents

Step 14: Ceiling & Wall Covering

  1. If you install Drywall yourself, let contractor give it a smooth finish

  2. ½” Drywall is recommended for 16” on-center studs

  3. Stipple Ceilings before painting walls

  4. Clean the Interior

Step 15: Trim & Cabinets

  1. Hire a Master Carpenter

  2. Select either Stain or Paint Grade Trim

  3. Allow ½” space under baseboard for Carpet

  4. Install Interior Doors & Kitchen/ Bath, Cabinets

  5. Recommend caulking around window & door trim, inside & out

  6. Finish the Fireplace

Step 16: Interior Paint & Wallpaper

  1. Paint Interior walls & trim

  2. Over Drywall, use one coat of primer & two finish coats.

  3. Put up wallpaper

Step 17: Final Finish & Trim

  1. Call back Plumbing, Electrical, & Heating/Cooling Contractors for Final Work

  2. After final inspection, utilities can be turned on (Power may be required prior to final inspection)

  3. Install Tile, Hardwood, Carpet & Vinyl

  4. Install Mirrors & Bath Accessories

  5. Install Gutters and Screens

  6. Landscaping, Drives, Walks, Patio, etc.

  7. Final Inspection

Step 18: Final Clean Up

  1. Fix little nicks, touch up paint, clean windows, floors, etc.

  2. Install Appliances

Step 19: Move-In

  1. Move in & enjoy your new home!

As you can see from this list, the home building process is a full-time responsibility and can be very frustrating to handle on your own.  Your Realtor should be an asset to you during the construction process.  I would love to have the opportunity to help you to through the process of building your dream home. Please contact me at brandonrwood19@gmail.com or 801-885-2558 to start your plan today.

Your new home awaits.