Construction Steps for Building a House
At Reality Homes, great design starts in the details! Therefore in addition to the below snap-shot overview of the process, our site manager’s follow a multiple quality check-point system to ensure your home is built right and according to our “Energy-Smart” building standards.
Please keep in mind that our process may vary by region/jurisdictional code requirements or if you’re building an elaborate customized home and/or building way outside our typical build area.
Phase 1: Homeowner and Site Manager Meet and Greet
At this meeting the site manager will meet with you and your site development contractor to go over some specifics; such as stake out the placement of your home. We will consider the home site dig-out, temporary power, water and Sani-can requirements. We know a well-informed customer is our biggest asset! This is a great time to meet and get comfortable with one another, layout expectations, and provide you with a format for asking questions and getting timely answers. (Such as providing you with your personal site managers cell phone number.)
Phase 2: Foundation Formed
Your site manager will arrange for your foundation to be formed/poured. (A county code official will inspect prior to pour.) The foundation will be poured and after it has been cured the concrete forms will be stripped. (Back fill can take place at this time.)
Phase 3: Material Package to Site
Your site manager will order/schedule a lumber and window drop date. Additionally, he will schedule the mobilization of sub-contractor and supplier partners.
Phase 4: Complete Rough Framing
Your floor system, exterior & interior walls, and the roof truss system will be completed during this phase. (However, in Oregon & SW Washington we do post and beam framing, rough-in plumbing and heating. Then after an inspection for cover we install the sub-flooring and frame the remainder of the home.) OSB sheathing is to be applied to the exterior walls and roof, also windows and exterior doors are installed. The sheathing is then covered with a protective barrier known as Tyvek house wrap; it prevents water from infiltrating the structure while allowing water vapor to escape.
Phase 5: Rough Plumbing, Electrical, and Heating Installation
Once the shell is finished, your site manager/scheduler will arrange the siding and roofing installation. In addition, a crew of professionals will begin the rough-in phase of your plumbing, electrical, and heating systems. (A county code official will inspect your framing and rough operating systems at this time.) Your permanent power will need to be hooked up at this time.
Phase 6: Install Insulation and Stock Drywall
Your site manager will arrange for exterior wall insulation and caulk and seal. (This is a critical step in creating a more comfortable, consistent indoor climate while improving the overall energy-efficiency of your “Energy Smart” home.) Additionally, drywall will be stocked on site. (A county code official will inspect insulation and caulk and seal prior to hanging drywall.) It is extremely important to have proper Heat prior to hanging drywall, during the entire taping process and throughout the remainder of the build for optimal results.
Phase 7: Drywall Tape and Texture
Your site manager will arrange a crew to hang, tape, finish, prime and texture the interior of your home. (Depending on your County a Nailing inspection may be required.)
Phase 8: Homeowner Paint
At this exciting time your site manager will contact and arrange with you your projected timeline for interior painting.
Phase 9: Cabinet Install
Your site manager will arrange for a crew to start installation of your cabinets and underlayment.
Phase 10: Countertop and Hard Surface Installation
Your site manager will arrange to have your countertops, vinyl, ceramics, hardwoods, and any other homebuyer hard surface selection installed at this time.
Phase 11: Interior Doors and Trim
We will have the interior doors and trim installed over the hard surfaces during this phase.
Phase 12: Plumbing and Heating Finish Trims
Your site manager will arrange to have your light fixtures, outlets, and switches installed. Additionally, your sinks, toilets, and faucets are installed, as well as, heating finish trims.
Phase 13: Mirror, Towel Bar and Shelving Trims
At this time your site manager will arrange for the finishing touches to take place by installing your mirrors, towel bars, and closet shelving. (Homeowner steps, decks and final grading can take place during this phase as well.)
Phase 14: Carpet/Soft Surfaces
At this time your pad and carpet selection will be installed.
Phase 15: Final Building Inspection
At this highly anticipated time your site manager will arrange for the county building code official to complete a final inspection for a Certificate of Final Occupancy.
Phase 16: Quality Inspection & Orientation w/ Homeowner
During this time your site manager will walk you thru an orientation of your new home and answer any questions you may have. Should any concerns arise during the walk-thru your site manager will document and have one of our partner team members make any needed adjustment. (This is a great time for you to examine your home for items to be corrected or adjusted.) We appreciate your second set of eyes!
“When it appears Nothing is Happening”
While the process may sound quick and simple on paper, building a custom home takes time and effort; considering the 100’s of components and various trade partners involved. However the process is incredibly rewarding when all is said and done. With that in mind, our transparency is critical for you to know that you can expect several days during the construction period when it appears that nothing is happening. This may occur for several reasons. Each trade partner (i.e. electrical, plumbing, roofing, etc.) is scheduled weeks in advance of the actual work performance. On occasion, one trade completes its work ahead of schedule; at other times their installation takes longer than anticipated. With either occurrence, schedules need to be adjusted. There will also be a pause in progress while the home awaits county code inspections. This is all part of a normal building sequence and will occur at several points in every home. In addition to mandated inspections for code compliance, Reality Homes conducts multiple quality checks at critical points in the process. 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