So here’s the deal. I am going to give you an actual check list of what order things are typically done when building. But I need you to know that building a house is dependent on………. weather, humans, and where you are building. Which means that if you have terrible weather (thank you Ohio) this list might change and timing might be adjusted. And because building is so dependent on sub-contractors, if one is running behind it can mess up timing of other things too. Also, depending on where you live this list can have things it is missing or things that need to be added to it (i.e. a structural engineer stamp or added township inspections).
Also, I know you know this but planning is key. I highly suggest you read First Things First: Building a House. This list is really for after you have your land secured and builder selected. Also, because I am super nice if you want this in a PDF list scroll to the bottom.
- Address
- Through Township- Our township trustees are only there a few times/hours a month, but we got it approved the day we took it
- Also register mail address with USPS- took a few weeks
- Driveway Permit
- Through ODOT (Ohio Dept. of Transportation because we built on a State road)
- Ours came within a week
- Soil Samples
- Took about a month
- Site Survey/Septic Design
- We gave a set of plans we drew up that showed approx. footage off the road, size of house, angle of house, etc.
- They used this for official plans which was sent to the Septic Designer who overlaid Septic Plans
- Site Survey said 6 weeks out but took more like 8 weeks- dependent on how backed up your contractor is
- Once the Septic Designer got the Site Survey and soil results this only took a few weeks
- House Plans (working on at the same time as septic etc.)
- This took almost 10 weeks and I had to stay on top of them
- We did not have to have an engineer stamp
- Our plans had trusses not rafters (trusses are stamped by the manufacture of the trusses)
- Our plans had the basic electric work up (i.e. pointed out where the double oven was, smoke detectors, etc.) but did not include the number of circuits needed which we got that number from our electrician (we needed this for the permit application)
- Township Permit
- Through our Township- they are only there a few times/hours a month, but again this was approved the day we took it
- You will need your Site Survey
- Septic Permit
- Through the Board of Health
- You will need your Site Survey, Township Permit, and Septic Design
- Approved within a week, typically whoever is doing your septic gets this for you but he was busy so we just went ahead and got it
- Building Permit
- Through our County
- You will need your approved Septic Permit, multiple sets of plans, Site Survey, Township permit, and plus we had to fill out an application
- We had our plans not accepted once because we needed to mark two small things (CO detectors outside all bedrooms and bathroom exhaust fans needed to vent outside)
- The process of turning them in, rejection, then resubmitting and approval took 5 days
- Temporary Electric
- This was through our electric company and our electrician helped set it up
- We had to wait on land clearing and loan completion
- Loan Process
- Pre-approved in March, construction loan finalized in August. (6 months) (I think this can go faster if you stay on top of the bank. We were not in a rush.)
- Items the Bank requested
- Financials Records (W2, Tax Returns, paystubs, etc.)
- Cost breakdown (Builder’s cost plus all “other” costs)
- Builder’s Contract
- Builder’s Risk Insurance (through your agent)- this is good for one year
- Additionally, since we did do some land clearing and half driveway before our loan was approved we had to send a Letter of Intention
- Application fee, plus down payment
- Final plan design with Builder
- Once we had the loan closing date we scheduled a time with our Builder to go over the plan one more time.
- Foundation Poured (footers and basement walls)
- Two weeks out from loan closing
- I think this depends on what projects they have going and where you are on the list
- Footers need inspected.
- Also, if like us you do a roughed-in future bathroom in the basement, this will need inspected before you pour concrete.
- Framing
- Completed within a month of ground breaking
- Framing needs inspected.
- Dried In
- This includes outside wall sheeting, windows, and doors installed
- Within 2 months of foundation being poured
- HVAC, Electric and Plumbing
- Once your house has doors and windows and can be locked you can start on these projects
- These all take a lot of time. I’m hesitant to even give a typical time frame as it is really on-going the entire time you are building.
- All this will need a “rough-in” inspection and a final inspection.
- Water Tap and Permanent electric
- Through whoever your utilities are through.
- From applying for the taps/meters to install this was about 10 days.
- Make sure you meet with these utility companies before they install so you know where you’ll be running these from the road to your house.
- Once the tap/permanent electric is done you can run these pipes/conduit to your house
- Septic Installation
- This can actually be installed as soon as your basement walls are up and your pipe is through the wall. Again, we did not have city sewer and the wait list for contractors in our area was a YEAR. Seriously. It is based on how wet it is, and for us we picked the wettest year in Ohio.
- This will need an inspection.
- Exterior and Interior Insulation
- Took a couple days to do.
- This will need to be inspected too. When in doubt get everything inspected.
- Drywall
- You have to have insulation and HVAC done. Side note: make sure your HVAC does not run when they are sanding drywall. Trust me.
- This take about 2 to 3 weeks.
- Painting and Staining
- About a week.
- Doors and Trim
- About a week.
- Flooring
- Again about a week.
- Kitchen Cabinets, Appliances, and Counter-Tops
- You want to make sure you are timing this right. Our cabinets came in about 4 weeks too early, which the company who we bought the cabinets from was nice enough to let us store them in their warehouse.
- Final grading
- This will typically include some final landscaping and sidewalks.
- Final Inspection
- Occupancy Permit
- House warming party that you invite me to and serve wine at?
YIKES. Are you still with me????? Did your eyes glaze over???? I’ll admit it is a lot. This was by far my least favorite post to write because of how overwhelming it is. Even now I’m afraid I might have missed something. I still think it gives you a good approximate timing of projects and order. And in full disclosure since we aren’t 100% moved into our house (again thank you Ohio weather) I will update this if it changes. If you just want the PDF of this list click here.
If I missed something please let me know!
