Home Building Planner
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1 Home Building Planner Created by PHO For YOU! Please accept this guide with our compliments. We have developed this planner based upon prior projects we have completed. While every situation will have variables, we hope that this will provide you with some guidance. As always, use your home consultant as a resource to help you determine time lines. Congratulations and best wishes! 690 Route 3 Plattsburgh, NY
2 Home Building Planner Discuss pre-qualification Do a debt to income analysis with us or visit a lender to determine a ball park figure of what you can borrow. Create your preliminary budget Credit report Good faith deposit to start legwork Find the right land (skip if you have property already) Where do you want to live? Do you want acreage or have neighbors nearby? Do you want to be in the country or close to town? Would you like to be in a certain school district? Do you want to be near shopping/ hospitals etc. We have realtors on staff to help locate property or selling current home Before purchasing land: Discuss contingencies of sale with realtor/ attorney: Title search Easements Perk & deep hole tests (for septic systems) Survey Zoning/ deed restrictions Wetland issues Other ( APA etc) Select your home style Would you like one story or two? Describe how you would like the outside to look? Think about elevation, roof pitch, siding and door choices, decorative finishes, windows etc. Write down your thoughts or bring in some renderings/pictures to describe the look you hope to achieve:
3 Decide on a floorplan Square footage bedrooms bathrooms Describe how you live? Need room for entertaining? Separate dining room? Location of laundry/ mud room? Would you like attic storage? Exterior features: discuss with your home consultant and be specific. Do you want one bay or two on your garage, do you want rails on your deck or porch- and if so, style? Material? Attached or detached garage Driveway, paved or crushed stone Decks/ porches Lawn/ landscaping Gutters Water purifiers Chimneys Other Decide on home specifications (use the new home checklist as a guide) Create list of upgrades desired Make a want vs. need list Location of electrical meter and panel box Create a preliminary project proposal Based upon the home specks (specifications) and the site work estimate quotes a project proposal is made showing what the project total is estimated to be. Keep in mind that this may take several drafts as you solidify your wants, needs and budget. Obtain Construction Financing Do a formal application with a lender Financing deposit and complete application with necessary documentation Discuss deposit to schedule or slot and build with manufacturer- if it is a cash sale Get directions to site from both North & South, including landmarks
4 Draw preliminary floorplan/ elevation Color/ material selection Have meetings for final revisions to CADs Have contractor do deep hole & perk test. They will require a $500 deposit. Secure estimates Site work including After market work Second floor of unfinished cape Flooring Well/ septic Heating system/ water hook ups Central Air Conditioning Water purifiers Hire contractors Make sure contractor can meet time frames Role of contractors PHO as the General Contractor Purchase Agreement and Formal Project Proposal Based upon the project proposal an agreement to purchase is created for the lender From this point forward, any changes will be done via change orders All parties sign off on CAD drawings Draw and approve blueprints Obtain engineered foundation plan Some municipalities require an engineer to prepare a foundation plan once the soil conditions are tested. Secure Financing Decide which lender you want to work with Agree to terms and conditions of mortgage Deliver copy of commitment letter and assignment of funds letter to PHO Permitting/ applications Building permit (will need blueprints) Health department permits Electric/ gas company applications APA Other Bring PHO copy of all permits for file
5 Have PHO get Builder s Risk Policy for lender Obtain Homeowner s insurance binder Close on construction loan Authorize PHO to put home into production schedule with manufacturer, if financing was involved Obtain work order # s for NYSEG/ NiMo Obtain certified plot plan for lender Site work completion (Rough order) Excavation Tree removal Pour foundation and other footers/ piers Tar & insulate foundation Drainage around foundation Back fill foundation Install sill plate Rough electrical service Install well/ septic Rough Driveway Rough site grading Create staging areas for modules and crane Obtain as-builts for lender Other Other Discuss projected delivery and set of home with PHO- there will be continual updates to the home owner by the construction manager. Dates may change due to: Road closures Inclement weather Equipment breakdown Poor property conditions (too wet etc) Spillover delays from other projects Material backorders Delayed inspections by town officials Obtain 911 address from County Emergency Services Open accounts & arrange for services such as phone, cable, gas or fuel oil Pre-construction meeting with project/construction manager Who is doing what and when Projected delivery of home Discuss who to communicate with regarding construction
6 Build Home (rough order) Crane home onto foundation Install lolly columns Secure modules Remove temporary framing from home Weather tight home Install siding Install bilco door Connect waste and water lines Finish stairways Install HVAC (& 1 st fuel delivery) Install fireplace Connect plumbing Mount and label panel box Interior electrical and hang lights Arrange for 1 st electrical inspection Install basement risers Build exterior stairs Finish drywall Finish carpentry/ trim Paint (if applicable) Install purchased cabinetry/ countertops, if applicable Carpet seaming/ on site flooring Build decks, porches, patios, garage Lawn & landscaping Finish driveway Arrange for services (phone, cable ) to be installed Home Cleaning Install customer supplied appliances Contact code enforcement officer for home walk-through Modification closing of construction loan (may happen shortly after move-in) Home walk through Make sure Home Owners Insurance is active Any final funds due to PHO to be paid prior to move in Obtain certificate of occupancy Create punch-list Discuss warranty Discuss homeowner responsibility Move in! Finalize any outstanding punch-list items Congratulations and Enjoy!!
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