A homeowner’s guide to building with us.
Building a custom home is an exciting journey — here is exactly what to expect from contract signing through warranty.
Setting Realistic Expectations
12–18 months from contract to move-in.
Building a custom home involves coordination, decision-making, and the occasional surprise. This guide walks you through the pre-construction, construction, and post-construction warranty phases so you know exactly what to expect, what you are responsible for, and how we keep the project on track together. Timelines lengthen with project complexity, weather, supply chain issues, or design changes.
Pre-Construction
This phase turns your vision into approved, build-ready plans. Most delays here come from decision timing or permitting.
Initial Consultation & Needs Assessment
We introduce ourselves personally and use a lifestyle questionnaire to understand your project. Completing it early:
- Clarifies your vision and priorities
- Sets realistic expectations early
- Improves the accuracy of the initial budget
- Saves time and cost during design
- Creates a stronger builder–homeowner partnership
ExpectationBe prepared with photos, ideas, and a realistic budget. We will explain what is possible within your numbers.
Design Agreement
A separate contract covering only the pre-construction work — architectural design and engineering — signed before the full construction contract. It defines deliverables, fees, and timeline.
Pay only for design work (typically 5–12% of total project cost) with a clear fee structure. Walk away after design without losing everything.
Schematic designs, floor plans, elevations, 3D renderings, structural engineering, and energy calculations — with a defined number of revisions (usually 2–3 rounds).
Get professional, permitted plans before signing the larger construction contract. Bid with multiple builders if you choose.
Dedicated time for thoughtful decisions on layout, style, and functionality — when changes are inexpensive.
A fully developed design enables an accurate construction estimate. We credit the design fee toward the construction contract if you proceed with us.
You retain ownership of the plans and can budget financing in stages instead of all at once.
ExpectationTypical Design Agreement timeline is 2–5 months: Concept → Developed Design → Permit-Ready Drawings.
Site Visit & Evaluation
Soil test, survey, topography study, and utility check.
ExpectationResults may require foundation upgrades or design tweaks that affect cost.
Design Development
Architect or in-house designer creates detailed plans. Multiple revisions are normal.
ExpectationYou review and approve plans. Changes after this stage become change orders and add time and cost.
Budget Finalization & Financing
Detailed cost estimate is prepared. You secure construction financing with a draw schedule.
ExpectationLender requirements (appraisal, plans) can add 2–4 weeks.
Contract Signing
You sign the construction agreement, meet your project manager, and receive the master schedule.
ExpectationDeposit is due; payment schedule is fixed (usually 5–7 draws).
Material & Finish Selections
Cabinets, flooring, countertops, fixtures, paint colors. We provide a selection schedule with strict deadlines.
ExpectationMissing a deadline can delay the entire project 2–6 weeks. Upgrades after selections are change orders.
Permitting & Pre-Construction Meeting
We submit plans to the city/county. Once permits are issued, we hold a pre-construction meeting with you, our subcontractors, and the inspector.
ExpectationPermitting takes 4–8 weeks (sometimes longer in high-demand areas). You do not attend most inspections — we handle them.
- Make selections on time.
- Respond to questions within 48 hours.
- Approve change orders in writing — they affect cost and schedule.
- Keep financing current.
Construction
We build in clearly defined phases. You receive weekly progress photos and videos plus a monthly on-site meeting (or more if requested). The schedule below is a sample for an average 4,000 sq ft home — a good rule of thumb is 10 weeks per 1,000 sq ft, adjusted for design complexity.
Site Preparation & Foundation
Clearing, grading, excavation, footings, and slab or pier-and-beam pour.
ExpectationWeather (rain, freeze) can pause work 1–2 weeks.
Framing & Roofing
Framing, windows and doors installed, roof completed.
ExpectationFraming walk-through with you — your first chance to see the home take shape.
Rough-Ins (Plumbing, Electrical, HVAC)
All mechanical systems installed before insulation.
ExpectationPre-drywall walk-through — last chance to see wiring and plumbing before walls close.
Insulation, Drywall & Exterior Finishes
Insulation, drywall, exterior siding/stone/brick, and painting prep.
ExpectationMinor dust and noise; site remains active.
Interior Finishes
Cabinets, countertops, flooring, trim, fixtures, appliances.
ExpectationPre-paint or tile walk-throughs to confirm your selections.
Final Touches & Landscaping
Painting, cleaning, driveway, and landscaping (if included).
ExpectationMultiple inspections by the city and our quality-control team.
- Visit only during scheduled walk-throughs — safety rules apply, no unescorted entry.
- Change orders after construction starts are expensive and slow the project. Our goal is zero change orders.
- Delays can happen (weather, materials, supply chain). We communicate as early as possible.
- Payment draws are tied to completed milestones — you or your lender verify progress before funds are released.
Post-Construction & Warranty
Once we reach substantial completion, we move into the warranty phase.
Final Walk-Through & Punch List
You and your project manager walk the home together. We create a punch list of any minor items to complete or correct.
ExpectationUsually 1–2 weeks. We fix everything before you close and take ownership.
Certificate of Occupancy & Closing
City issues CO; final payment is made; keys are handed over.
ExpectationMove-in readiness is our goal. Any remaining punch-list items are completed within 30 days after closing.
Warranty Activation
- 1-Year Workmanship & Materials — covers defects in labor and materials.
- 2-Year Systems — covers plumbing, electrical, and HVAC systems.
- 6-Year Structural — covers foundation and frame.
- Manufacturer warranties on appliances, HVAC, roofing, windows, etc., are transferred to you.
You may opt for a third-party inspection at completion for your own peace of mind. We use our own third-party inspections throughout construction in addition to municipality inspections. Because we are responsible for the home’s functionality during the warranty period, we recommend waiting until just before the two-year warranty expires — after a couple of heating and cooling cycles — for any additional inspections at your expense.
Warranty Claim Process
- Contact us in writing (email or portal) with photos and details.
- We schedule a service visit within 7–14 business days for non-emergencies.
- Emergencies (no heat, major leak, structural concern) are handled within 24–48 hours.
ExpectationNormal wear and tear, damage you cause, or lack of maintenance are not covered.
11-Month Warranty Walk-Through
We schedule a final inspection together around month 11 to catch anything before the 1-year warranty expires.
ExpectationYour last opportunity to have us address warranty items at no cost.
- Follow the provided Homeowner Maintenance Manual — seasonal checklists, filter changes, etc.
- Register all manufacturer warranties.
- Maintain the home properly — failure to do so can void certain warranties.
- Landscaping, pest control, and utility setup are your responsibility after closing.
Summary of Key Expectations
- Timeline
- 12–18 months total is realistic; plan for possible weather or supply delays.
- Communication
- Weekly updates and scheduled walk-throughs. We respond within 48 hours.
- Cost
- The contract price is fixed except for change orders or allowances you exceed.
- Your Role
- Timely decisions and approvals keep the project moving.
- Our Promise
- We build it right the first time, stand behind our work, and treat your home like it’s our own.
Your project manager is your single point of contact throughout the entire journey. Welcome to the start of your dream home.
Begin Your Project
