13).33 Install the rough electrical (see Chapter 13).
34 Install the roof (see Chapter 13).
35 Install the outer sheathing (see Chapter 13).
36 Apply the exterior siding or stucco and paint (see Chapter 14).
37 Install the drywall (see Chapter 14).
38 Install the cabinetry and millwork (see Chapter 14).
39 Install tile, counters, moldings, and finish carpentry (see Chapter 14).
40 Install the doors (see Chapter 14).
41 Paint the interior and finish woodwork (see Chapter 14).
42 Install the plumbing fixtures (see Chapter 14).
43 Install the electrical fixtures and hardware (see Chapter 14).
44 Install the flooring (see Chapter 14).
45 Request the final loan disbursement (see Chapter 15).
46 Request final inspection and receive a certificate of occupancy (see Chapter 15).
47 Roll to permanent financing (see Chapter 17).
48 Install the landscaping, including the deck, pool, spa, and so on (see Chapter 16).
49 Sell your old house (see Chapter 17).
50 Move in (see Chapter 15).
Figure 1-1 shows photos taken through a number of stages to give you an idea of what a house in progress looks like.
Courtesy of Aaron Rosenbaum
FIGURE 1-1: A house in progressive stages of construction. From site prep through foundation, framing, and exterior work, this home took more than eight months to build.
Patience is a virtue: A true timeline for building your home
Asking how long it takes to build a custom home from start to finish is a bit like asking the question “How long is a piece of string?” The obvious answer, of course, is “It depends.” So many factors can affect the time frame that the overall project can stretch from six months to six years. Kevin often had clients come to his office asking if they can move in by Christmas, to which he always responded, “Absolutely, as long as you don’t care which year!”
Over the years we’ve seen patterns for the time it takes to complete each phase. The main point is to be flexible. You want to have a house you love for the rest of your life rather than years of regret because you rushed everything. Here are some typical rough timelines for the process based on Kevin’s nearly 40 years of experience:
Land acquisition: This step depends upon the availability of land in the area you want. Land is hard to find, so pinpointing the exact time is difficult. Most of Kevin’s clients looked for land for three to nine months before finding something they liked. Purchasing the land, including the escrow and due diligence periods, can take anywhere from 30 days to six months.
Home design and approval: This stage mostly depends on how picky you are and your financing considerations. Local government efficiencies can play a factor as well. Figure at least three months. The design and approval process requires that everything goes perfectly and you can make your choices quickly. Kevin had some projects that took more than two years to get through this phase.
Construction: This stage covers the project’s scope and the availability of labor. You can use the construction lenders as a guide. Most lenders provide 12-month construction loans. Smaller houses or kit homes (homes where all materials are supplied as a kit, such as log homes) may go up in six to nine months. Large detailed mansions may need 18 months.
Landscaping and move-in: This one is all up to you. After the house is complete, you can relax, although you may be required to finish landscaping in some neighborhoods within a year of completion. Most finish within six months.
Being an Owner-Builder: More Power to You!
When you talk about building a custom home, people often assume you’re planning on pounding hammers and nails yourself. In reality, hardly anyone does the actual construction on their own custom-home project. Many people, however, do consider acting as their own general contractor. Still, doing so is such a large undertaking that less than 20 percent of all custom homes are managed by owner-builders. In many of these cases, the owner is a contractor or already has some construction experience. This factor isn’t necessary, but it can make a big difference in the ultimate success of the project.
Even though the primary motivation for considering becoming an owner-builder may be saving money, the real issues to consider are time and management experience. This project will be one of the largest undertakings of your life, even with a contractor. Consider the following questions in exploring the owner-builder subject:
How is my security at my current job?
Do I have extra time and a flexible schedule?
Can I make more money at my job with the time I spend on the home?
Do
