Residential Development Guide

Contracts

  • Supply Lot Sale Agreement
  • Supply Construction Agreement
  • Supply Contract Plans
  • Supply Contract Specifications
  • Supply Contract Site Plan
  • Secure Financing
  • Construction Loan Settlement

Document Review & Revision

  • Geotechnical Evaluation
  • Biologist Site Evaluation
  • Site Survey and Topography
  • Review & Finalize Plans
  • Review & Finalize Specifications
  • Review & Finalize Site Plan
  • Print Construction Drawings
  • Approve Revised Plans
  • Approve Revised Specifications
  • Approve Revised Site Plan

Bids & Contracts

  • Make Copies of Plans
  • Make Copies of Specifications
  • Distribute Plans & Specifications
  • Receive Bids

Review Bids

  • Execute Subcontractor Agreements

Building Permitting

  • File Septic Permit
  • File Driveway Permit
  • (Building Jurisdiction) Permit Process
  • File Grading Permit Application
  • Grading Permit Issued
  • File Building Permit Application
  • Building Permit Issued
  • Building Permit Approved
  • Pay Permit Fees and Excise Taxes

Grading

  • Schedule lot stake-out
  • Stake lot
  • Post Lot Identification
  • Meet Sediment Control Inspection
  • Walk Lot w/ Owner
  • Install Construction Entrance
  • Install Sediment Controls
  • Sediment Control Inspection

Initial Site Work

  • Clear Lot
  • Strip Topsoil & Stockpile
  • Stake Lot for Excavation
  • Rough grade lot
  • Excavate for foundation

Foundation

  • Layout footings
  • Steel Delivery
  • Dig Footings & Install Reinforcing

(Building Jurisdiction) Footing Inspection

  • Pour footings
  • Pin Footings
  • Stock Block, Mortar, Sand
  • Build Block Foundation
  • Form Foundation
  • Set Steel

(Building Jurisdiction) Foundation Inspection

  • Pour Foundation
  • Fill Block Cores w/ Concrete
  • Set Lintels, Bolts, Cap Block
  • Lumber Delivery
  • Waterproofing and Drain Tile

Site Work

  • Backfill Foundation
  • Install Septic System
  • Set Primary Grades

Draw #1 (Location Survey)

Concrete Slabs

  • Basement Slab Preparation
  • Plumbing Sub-slab Rough-in
  • Termite Treatment Basement Slab
  • Rigid Perimeter Insulation
  • Slab Inspection
  • Pour Basement Slab
  • Prep Garage Slab
  • Termite Treatment Garage Slab
  • Pour Garage Slab

Rough Carpentry

  • Set Steel
  • Frame Basement
  • 1st Floor Deck Framing
  • 1st Floor Wall Framing

Draw #2 (First Floor Deck)

  • 2nd Floor Deck Framing

Draw #3 (Second Floor Deck)

  • 2nd Floor Wall Framing
  • Set Roof Trusses
  • Frame Roof
  • Install Roof Plywood
  • Install Windows & Doors

H.V.A.C.

  • HVAC Layout & Measure
  • HVAC Rough-in
  • HVAC Set Indoor Units
  • HVAC Temporary Heat

Plumbing Rough-in

  • Plumbing Layout
  • Plumbing rough-in

(Building Jurisdiction) Plumbing Sub-slab Inspection

(Building Jurisdiction) Plumbing Rough-in Inspection

Electric Rough-in

  • Electrical Walk-through
  • Set Electric Boxes
  • Install Electric Service Panel
  • Electrical Rough-wire

Specialty Rough-ins

  • Central Vacuum Rough-in
  • Alarm System Rough-in
  • Telephone System Rough-in
  • Television System Rough-in
  • Audio Visual Rough-in

(Building Jurisdiction) Electrical inspection

Draw #5 (Rough-ins complete)

(Building Jurisdiction) Framing Inspection

Roofing

  • Install Flashing
  • Roofing Paper Installed
  • Stock Roofing
  • Install Roofing

Draw #4 (Roof, windows, doors)

Exterior Finishes

  • Siding
  • Exterior Trim
  • Brick Arch Forms
  • Brick Veneer
  • Install Exterior Railing & Handrail

Insulation

  • Caulk & Air Seal
  • Draft & Fire Stop
  • Batt Insulation

(Building Jurisdiction) Insulation Inspection

  • Energy Wise Inspection

Drywall

  • Stock Drywall
  • Hang Drywall
  • Remove Scrap Drywall
  • Tape and Finish Drywall
  • Sand Drywall
  • Drywall Point-up
  • Apply Wall & Ceiling Texture

Draw #6 (Insulation & drywall applied)

Paint

  • Prep Drywall for Prime Coat
  • Prime Paint Drywall
  • 1st Coat of Paint
  • Finish Coat Paint
  • Prep Trim for Prime Coat
  • Caulk Exterior Windows & Doors
  • Prime Trim
  • 1st Coat of Paint
  • Finish Coat Trim
  • Prime Exterior Body
  • 1st Coat of Paint
  • Finish Coat Exterior Trim & Siding

Floor Finishes

  • Ceramic Tile
  • Install Hardwood Floor
  • Sand, Stain, Seal Hardwood
  • Final Coat Hardwood
  • Install Vinyl
  • Install Carpet

Draw #7 (Roofing, masonry, siding)

Interior Trim

  • Interior Trim Delivery
  • Install Interior Doors
  • Install Interior Trim
  • Install Interior Railing & Handrail
  • Install Cabinetry
  • Install Counter Tops
  • Install Appliances
  • 1st Punch-out Interior Trim

Draw #8 (Prime paint, cabinets, doors)

H.V.A.C. Trim

  • Install Grills & Registers for Paint
  • Set Outdoor Units

Plumbing Trim

  • Set Fixtures
  • Connect Appliances

(Building Jurisdiction) Final Plumbing Inspection

  • Sidewalks
  • Decks
  • Driveways
  • Final Grade and Seed

Electrical Final Trim

  • Switch & Plug
  • Install Fixtures
  • Connect Appliances

Exterior Landscaping

  • Rough Final Grade
  • Install Irrigation
  • Patios
  • Porches

Hardware

  • Door Hardware
  • Bath Hardware
  • Cabinet Hardware
  • Mirrors
  • Shower Doors
  • Gutter Installation

Draw #9 (Trim, furnace, hardware, tile, rails)

Draw #10 (Plumbing & elec. trim, final paint)

(Building Jurisdiction) Final Building Inspection

  • Use & Occupancy Certificate

First Walk-thru

Draw #11 (Final payment per contract)

Final Punch-out

  • Punch Out Walk-thru List
  • Trim and Adjust Doors
  • Paint Touch-up
  • Cleaning
  • Windows
  • Rough Clean
  • Final Clean

Final Walk-through

Move-in