Custom Home Construction
SARA MORRELL World of Homes Writer
11/17/2001
 

What happens when?

Most things in life work best when they happen in a certain order, and building a home is a good example of this theory. Knowing what will happen next can bring much peace of mind to homebuyers who are witnessing the construction of their homes.
Randy Davis, president of Randy Davis Homes, Inc., offered his building process as an example to use as a rough guideline. "Our procedures are probably different than other builders' procedures," Davis said. Each builder has a system that works for his or her company, this is an example of the step-by-step system used by Davis.

"The first thing we ask is, do you have a lot? Have you selected a building site yet?" Davis said. After a site is established, Davis finds out if the buyer has a floor plan in mind.

"Some people come with plans, or they'll bring pictures out of a magazine or anything else in between," Davis said. He then works with the client to further understand what they're envisioning.

"Then we'll meet with the drafter," he said. "We'll go meet at the lot with the drafter and the client, and we evaluate what situation would best take advantage of the views at that lot. It might be a split level or a basement home, just whatever is well-suited for the level of the lot."

Davis and the buyer will then go over a list of specifications, including everything from doorknobs to toilets. This is important because these selections will establish quite literally what is inside the home.

"With the plan and the specifications ready, we start putting numbers together," Davis said. As an estimate is drawn up for the construction and materials costs, Davis draws up a standard residential construction agreement. This contract includes an estimate, warranty information, construction standards, change order policies, a construction delay clause, commission and licensure information, and many other specifications.

An itemized list is created, estimating the cost of each part of the home, including everything from excavation and insulation to appliances and landscaping. This list helps the builder and the client keep track of how close they are sticking to the budget.

Staying on budget is up to the client, Davis said. "The client is in control of the price all the way through." Making changes to the specifications can affect the cost of construction, especially when these decisions are made too late.

Davis provides the client with a list of material suppliers and dates by which the buyer needs to make their material selections from these providers.

Then, a draw schedule clarifies how much money is due after each stage of the construction process. For example, Davis requests 15% of the total cost of the home be paid at the execution of the contract, another 20% is due when the footings and floor are completed and so on. Having the client pay in increments protects Davis and his clients, he said.

Excavation begins. "We bring in a dozer or a tractor, and get the ground ready. Then the concrete crews come in and do the footing," Davis said.

Things start getting very busy at the construction site. "The plumber comes and does the rough-in, then the floor is poured on top of the plumbing. We also pre-treat for termites before the floor is poured," Davis said.

Next comes framing. This includes building walls, putting up rafters, decking, windows and doors of the house.

Immediately following framing, the roofers come in. Once the roof is on, the electrician comes in and roughs-in the electric system.

The plumber returns and continues work on the plumbing system.

"The heating and air conditioning guy comes and installs the heating unit, runs duct work, unless the client wants the ducts in the floor, in which case the duct work would be done when the plumber was doing his rough-in, before the floor was poured," Davis said.

"We use the same subcontractors all the time, they're good about coming when we schedule them to come," Davis said. "The heating and air and electric guys all know each other, so there might be many people working in the house at the same time. They all work really well together."

Next comes the security rough-in, telephone wiring, cable wiring or smart home technology. The central vacuum is roughed in as well. The exterior veneer of the house is started at this time, whether it is brick, stucco or siding.

"The sheet rockers come and one crew hangs, and one crew does taping and bedding," Davis said.

"We don't use the cheapest labor, but the best quality people," Davis said.

"Weather can slow things down and that's a potential problem," Davis said. Changes (of specifications) can slow things down, too. But the majority of changes can be dealt with during the process of design selection and specification." Davis makes sure to be very thorough during the orientation and specification process, he said.

If there will be a wood floor, it would be installed after the wiring rough-ins. Davis installs solid oak planks which are not yet stained or finished.

Next, trim carpenters install interior doors, cabinetry, closet shelving, base trim, crown moulding, window treatments and stair railing.

The painters start by painting any woodwork and doing any staining necessary. "Then they come back and mask the wood trim and paint the walls, ceiling and exterior," Davis said.

When the painting ends, the electrician comes back and hangs lighting fixtures. The vanity tops and kitchen counter tops are installed.

The plumber returns once again to install faucets, sinks and tubs. The security system gets finished, the central vacuum is completed and then the flooring is installed, such as carpet and tile.

During the final cleaning process, the cleaning crew comes in and makes the house ready for occupancy. At this point, the buyer should be making the final 5 percent payment to the builder, then it's time to move in to the new home.

This is a rough idea of the process used at Randy Davis Homes. Other builders may use different processes, so this article should not be considered a one-size-fits-all guide, merely a primer.
 
 

Sara Morrell, World of Homes writer, can be reached at 699-8837 or via e-mail at sara.morrell@tulsaworld.com questions or story ideas.