Designing and building a house can create the perfect home.
Building a home has two basic stages. The first stage includes the process in which a home is designed. Once a home is designed, it is ready for construction, which is made up of several additional phases. Construction begins with various trades from site work and foundations, to framing, sheathing and rough-ins. The final steps involve finish work and a punch list which, after completion, ends the project.
Design Planning and Development
Designers, engineers and architects help create the plans for your dream home.
The first stages are planning, or pre-design programming, design documents and construction documents. This work involves designers, engineers or architects. The design stage determines the needs of the builder or owner. The design determines and qualifies the size, materials, and shape of the home. At this stage, the number of bedrooms and bathrooms, kitchen requirements, size of the garage (if any), and special needs, such as wheelchair ramps, is established. Once drawings of this stage are complete and approved, the project moves towards construction.
Review and Bids
A good general contractor ensures each step is completed smoothly.
Before officially beginning the construction stage, the drawings are taken into review and bids begin. Materials and methods are priced, a schedule and budget is established, and proposals are prepared and agreed upon. Once the bids are accepted and a general contractor selected, the construction stage begins. The general contractor divides the required tasks among the various trades or sub-contractors.
Grading and Foundation
The soil type must be tested while the site is prepared for the foundation.
For new construction, grading and site work prepare the site for the foundation or footings of the new house. Excavations to proper depth per local requirements ensure sufficient load-bearing capacity of the soil, and prevent movement from frost heaving or organic matter. Proper grading ensures that rainwater washes away from the building, preventing damage caused by excess water that could pool against the foundation and cause flooding or other water damage. The contractor, sub-contractors and tradesmen work together to complete this step per the drawings and local codes.
Framing and Sheathing
Some building foundations are made of concrete blocks.
The structure of the home is erected using a metal or wood frame, or concrete or block masonry. After the foundation has sufficiently cured (assuming it is concrete masonry), the lead carpenter erects framing for walls and floors. Framing for one or more stories involves locating doors, windows, ceilings, floors, stairs, soffits and more. Once the frame is built, the home begins to take recognizable shape with sheathing and decking. These surfaces are typically plywood or OSB (oriented strand board) and simultaneously strengthen the framing by tying several individual members together. The exterior sheathing is prepared with house wrap or moisture barrier beneath a siding or exterior finish. Typically, a minimum of two layers is used to protect structural material from deterioration resulting from moisture infiltration or leaks. Flashing and ice and water barriers are installed at windows, doors, roofs, soffits, vents and generally around exterior surface penetrations.
Insulation and Rough-ins
Insulation should be placed between the studs, the exterior wall and the drywall.
Behind the sheathing, insulation, vapor barriers, and various mechanical, electrical and plumbing fixtures are located and roughed-in, or temporarily placed. Conduit for wiring, ducts for ventilation, and pipes for drains and other supplies are located and secured at this time, as the interior framing of the home is still exposed. Once the owner or builder is satisfied with the locations of all rough-ins, the finish materials are the next step. Typically, drywall or gypsum board of ½-inch or 5/8-inch thickness is used. Insulation is put into place, then the drywall or gypsum is installed. Holes at fixtures are cut and seams are taped, plastered and sanded prior to painting.
Finish, Trim and Final Delivery
Once the house is complete, it is ready for the new owner to move in.
The final touches and interior decorating begins the stage called finish work. Flooring is installed, walls are painted, interior doors, cabinetry, carpeting, lighting, switches, outlets, sinks, toilets and bathtubs, as well as tile and decorative trim, or casework, are put into place. This is when the builder and owner walk through the home to prepare a punch list of unfinished work to address before final completion. The items addressed in the punch list generally complete construction of the house and, once completed, it is ready for final delivery.
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