Plan on meeting with the Construction Manager on the lot prior to clearing. You will want to discuss trees to be saved, excavation, slab height, dropped brick ledges, etc.
• Set forms
• Fill with dirt
• Plumbing rough-in (pvc drain pipe)
• Final grade dirt (this makes the forms for the concrete beams)
• Plumbing (water lines)
• Slab steel
• Complete forms
• Pour slab
Not much client interaction is required at this stage. This is one of slowest parts of the project since multiple contractors are needed, most activities only take a day or two, and they are all dependent on the one before them. On the inspection days, nothing happens because we must wait until the inspection clears before we can proceed to the next task.
This is the most exciting stage of the process. During framing you will meet with the Construction Manager at this time we can make small nonstructural changes to the home like removing a pony wall or making a room slightly bigger or smaller, adding or removing a closet. When the framing is complete, the cabinet supplier will measure the framing and finish designing the cabinets to fit. For this reason, we do not detail out the cabinets on the architectural plans. The contract price includes standard cabinets and any specialties we note in the specifications. If you know you will want some cabinet upgrades then we can give you an allowance for those at the contract stage. It is imperative that you finalize the cabinet details as quickly as possible. They typically take four to six weeks to build and they need to be installed immediately after drywall.
Plumbing top-out (piping installed in the frame)
HVAC rough (installation of furnaces and ductwork) – We go to great lengths in the design stage to make sure there are adequate spaces to run the ductwork for the HVAC system. However, we occasionally have to add a fur down or block-out to accommodate a duct when there is no other possible alternative. If this is the case, we will consult with you on possible solutions.
Electrical rough – You should coordinate with the Construction Manager and do a thorough walk through of the electrical fixture locations as soon as the electrician installs the electrical boxes in the framing. If you see a location of an electrical box that you don’t like, we can usually move them for a minimal charge as long as we don’t disrupt the electricians work flow and we can notify them before they pull the wires to the boxes. As with the HVAC, sometimes the electrical just won’t work as it is shown on the plan, and in that instance, we will coordinate with you to come up with a solution.
Low voltage (phone, TV, & stereo) & security wiring – Prior to the installation of low voltage wiring, the contractor will be glad to meet you on the job to go over you needs room by room.
Framing & mechanical inspections – This is a critical and time consuming part of the process. The government or third party inspector will inspect the home and note any deficient items or items that don’t meet code. At the same time, your Construction Manager will be inspecting the home for accuracy to the plans and specifications and quality issues. It’s imperative that we get everything right before we go on to the drywall stage. This process takes some time, and it will seem as if nothing is happening since we have multiple contractors coming to the job to correct small items. Once all items are corrected, the inspector will re-inspect (if required by government authority) to verify compliance.
Exterior Paint – We will want you to approve a paint sample before we paint the exterior.
Masonry installation – If you are using any special stone colors or patterns, we will want you to approve a sample before we start the work. If you are using stucco, we will need to get the paint color approved prior to painting.
• Insulation inspection
• Hang drywall
• Tape & float drywall
• Tub & shower surrounds
• Tile floors
• Set-out Stage
• Interior paint – We encourage you to try samples of the paint and stain you have selected on the job before your final approval prior to painting. The purpose of this is to make sure that the color you selected looks the way you expected.
• Install septic system (if applicable)
• Install driveways and walks – It’s a good idea to meet with your Construction Manager when we layout the driveways and walks. It always looks different on the lot than it does on the plan.
• Install doors & trim – It’s a good idea to meet with your Construction Manager and the trim carpenter at this stage to go over closet layouts and any specialty trim work.
• Set Cabinets
• Fireplace surrounds
• Install flooring
• Install plumbing fixtures
• Install electrical fixtures
• Install HVAC condensers & grilles
• Install mirrors & shower doors
• Sand, stain & seal wood floors (if applicable)
• Install landscaping
• Carpet Stage
• Install carpet
• The term “punch out” is used in our industry to describe the process of correcting all the deficient items in the home. Actually, punch out will occur on your home throughout the construction project. The reason we call this stage punch out is because everything is basically done at this point, but the home is obviously not ready to move into. As a homebuilder, keeping this punch out stage to a minimum is one of our biggest challenges.
• Final inspections
Final walk-through – Once the home is 99% complete, your Construction Manager will schedule a final walk-through with you. The purpose of this walk-through is to demonstrate all the systems of the home to you (though by now you are probably already familiar with most of them) and identify any items that still need to be corrected. This walk-through should occur a few days before closing, which will give us the time to correct the deficiencies. Our goal is to have zero defects at the time of closing. It doesn’t benefit either of us to close on a home with a large punch list since the items only get more difficult to correct once the home is occupied. However, there are typically a few incomplete items at closing due to backorders or other unforeseen circumstances. In this instance, we will make a list of the remaining items that we both agree on, sign it, and make it a part of the closing documents.
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