The Process

The Construction Process

Most consumers don’t know a thing about home construction, and the prospect of building a house can be daunting. It helps to understand a little about the process and what happens from the time you sign the agreement to closing.

The biggest question most people have is “how long will it take?”  The answer depends on dozens of factors, including the builder’s schedule, the size of the home, local government requirements and even the weather.  One thing to be aware of is that most builder contracts give the builder two years to finish a home, regardless of what the builder may have quoted. Generally, most homes are delivered on time, but there can always be unexpected delays, and the builder is protected in these cases.

Home Site Preparation and Permits

The first step in building a home is to conduct a survey to determine the exact position of house on the site. The position is then marked with stakes, the land is then cleared of trees, rocks and other debris, and building permits and approvals are obtained.

Pre-Construction Conference

After building permits and approvals have been obtained, most builders will schedule a meeting to introduce you to the home building supervisor. This is when you can confirm the choices you have made in the design center for options like roofing material, floor coverings and fixtures.

Foundation

Most new homes in Florida are built on a concrete slab. The first step in building a slab foundation involves pouring concrete into a perimeter that forms the foundation walls. Soil is placed within these walls and the underground plumbing and electrical pipes are placed in the soil. The soil is then graded to prepare a flat service for the concrete slab, which is supported by wire mesh and steel reinforcing bars. After the foundation is poured, the exterior walls are built. In most Florida homes the exterior walls of the first level are usually concrete block and the second story is usually wood frame.

Framing and Carpentry

The skeletal structure of the home -- called “framing” -- is now ready to begin. This includes all the wood members of the structure, such as studs, beams, floor joists and roof trusses. Most builders use various pre-engineered building components like the roof trusses to make the building process more efficient. Trusses, for example, help to transmit the weight of the roof to the exterior walls so that the interior walls are not load-bearing and can be moved more easily in the future if there is any remodeling to be done.

The trusses are then covered with a waterproof sheathing (the material is different for every builder), the sheathing is covered with roofing felt, and the shingles or roof tile and flashings are applied. Ridge vents are installed to remove condensation and heat from the attic.

Exterior Finishing

In this stage the framed walls are covered with “Thermoply,” insulating plywood. Doors and windows are then installed, and the final exterior finish is applied, which is most commonly stucco or a combination of stucco and wood siding.

Mechanical Systems

The mechanical systems include plumbing lines, heating and air conditioning ducts and electrical wiring.

Interior Finishing

During this stage the wall and ceiling surfaces are attached to the studs, joists and trusses, creating the various interior rooms. This phase includes installation of interior doors, moldings and trim, along with kitchen and bathroom cabinets and countertops. Water heater, air conditioning unit, major appliances and lighting fixtures are installed at this point, and the interior is painted before the final floor coverings go in.

Grading and Landscaping

After the final building inspection is complete and a certificate of occupancy has been issued,  landscaping, cleaning and paint touch-ups are ready to begin.

Pre-Settlement and Orientation

Approximately 30 days before construction is complete, the builder will schedule a pre-settlement orientation to acquaint you with the features and systems in your new home. At this time you’ll have a chance to review the maintenance requirements and participate in a general inspection. Usually the building supervisor and a quality control employee of the builder conduct this   inspection. For this reason we recommend hiring a professional home inspector to work with you throughout the project to ensure an unbiased opinion.

Settlement

The day before your settlement day you should receive a HUD-1 statement from the title company listing all your settlement costs. Reviewing this statement with your realtor will help eliminate unnecessary surprises at the closing table. On the day of the settlement you will meet with the title company or settlement agent to sign the documents from the lender and the settlement documents. Once the settlement process is complete you can take possession of your new home.