Building a new home is an exciting experience and the process is complex, with many details to be decided and arranged. While each home is unique and has its own challenges, the overall building process follows the same stages. Not knowing what happens next is common for most home owners; this overview of the build process will unpack our procedures and assist you in building your new home.
Signing Your Contract and Making Your Deposit
The first stage is to sign the building contract and remit your deposit. Upon receipt of the deposit, Les Bellamy will begin working with you to create your home design. If you already have construction drawings from another architect or designer, our team will begin to work on opening your new home warranty account, finalizing applicable engineering and preparing and submitting building permit applications.
Selecting Your Products
It is never too early to make these selections. We provide you with a detailed selection schedule that indicates when we require your selections to be confirmed and lists our suppliers. We will be on hand to arrange visits to our various suppliers with you and our interior designer. The selection schedule covers the lead times involved with each group of selections and allows us to coordinate delivery and installation in-line with the construction schedule of your home. A word of caution: Any delays you might bring to the selection schedule will have an impact on the overall timing of your home and may have cost implications too. The smallest of details creates the biggest of problems in construction; by confirming your product choices well in advance, we can ensure there are no surprises later.
The Andrews were late choosing their baseboards and casings as they didn’t feel the information was needed so early in the framing stage. They eventually chose a tall baseboard. By the time it was installed, there was an electrical plug one inch into the baseboard. To rectify the problem, the drywall was cut open, the outlet moved upwards, the hole repaired and repainted. This caused additional expense and delays. This could have been avoided by knowing the the baseboard size by the deadline.
Our decades of experience have taught us the importance of confirming product selections prior to the rough-in stage of the building process.
Excavation and Foundation
Within 10 days of receiving the building permits, the machines will roll in and begin excavation of your foundation. The foundation is the concrete structure that supports your entire house. Soil conditions below the foundation are inspected and verified on each home site prior to pouring any concrete. A Municipal Officer will also visit the site and inspect the foundation forms and soil conditions for compliance with applicable building codes. Once this inspection has been passed, the foundation can be poured. Forms are stripped off the foundation and water proofing tar is applied. Drainage pipe and drain rock are installed along the footings to direct water away from the foundation. A Municipal Officer will return and inspect the drainage and tar, and the foundation can then be back-filled. During the back-fill stage, water, sewer and electrical lines are run under ground. The plumber will also install all the underground pipes for bathrooms, kitchens etc. on the lower floor. The concrete floor is then poured, sealing in the water, sewer and electrical work. Your cabinetry and plumbing fixture selections must be confirmed prior to this stage; concrete is not forgiving of last minutes changes to locations and sizes.
Framing and Roofing
Your home begins to really take shape during this stage and may take several weeks. The frame is the structural wooden shell and defines the interior room layouts and along with the foundation, provides structural integrity for the home. Bellamy Homes utilizes engineered components including roof trusses and floor systems in every new home. Exterior sheathing will tie together wall studs, provide additional structural integrity and a solid base for siding materials. The roof is the final step in securing your home is dried-in and ready for the mechanical rough-in.
As the wood frame is the skeleton of the home, the rough mechanical are the vital organs. During this two to three week stage, air-conditioning, heating, ventilation, plumbing and electrical wiring are introduced to the structure. If you have opted for any pre-wiring for your audio-visual systems, installation takes place at this point. A Municipal Officer will once again visit the site and inspect the rough-ins for compliance with applicable building codes. It is very important that all product selections be finalized prior to mechanical rough-in. Even something as simple as placing a light switch in the wall can be affected by the thickness of your flooring or the type of finish on the wall. You will be asked to participate in a pre-drywall walk-through to verify that all the options you have selected are in place and ask any questions you may have. Once complete, the insulation will be installed and a Municipal Officer will check this work.
This is generally the midway point of the building process. After drywall is hung in the interior of the structure, joint compound and texture are applied to complete the interior wall surfaces. The painting crew will apply one coat of primer to seal the drywall surface. This primer is tinted with your selected color, but will not yet look like the finished product. Exterior cladding and masonry may also begin during this stage.
Wall Finishing and Cabinets
Interior doors, casings, baseboards and any other additional trims are installed. The painting crew will apply finish coats to the wood work and an additional coat of wall color. Then the cabinet installers will fit your kitchen, bathrooms and any other cabinetry. If the season and weather permit, the driveway and walkways are poured and yard is graded.
Tile Work and Flooring
All tile work, including back splashes and custom showers are installed and any granite/quartz counter tops. Light fixtures are hung and switch and plug plates are installed. Following the tile, all hardwood/cork/laminate surfaces are installed and your house starts to look like your home.
Now the remainder of your product selections come together and faucets, sinks, towel bars, door knobs, kitchen appliances etc. are installed. The carpet is laid, the mirrors are hung and your shower glass is installed. After all the other trades are complete, the painting crew will apply the final coat of paint and you will recognize the home you designed.
Lock-out and Finals
When the house is 100% complete we will do our own inspection and make any minor adjustments such as, window screens, drywall and paint touch-ups. The house is given a thorough cleaning, including furnace and ducts and is then ready for the final visit from a Municipal Officer. Your Final Occupancy Permit will be granted and your New Home Warranty will become active. During this critical time, all visitors (including you) are locked out of the home.
Orientation and Walk-Through
Les will walk you through your new home and demonstrate how the systems and features of your home operate. You will be given your New Home Maintenance Manual and warranty service procedures and maintenance will be discussed. In addition, should you identify an item requiring adjustment at this time, we will address and complete each of these items prior to your scheduled closing. Depending on the time of year, there may be some seasonally based work yet to complete. Typically, these are exterior trim items and landscaping. You can occupy your new home before these are 100% done as they will be detailed in your orientation and walk-through report and completed to a set schedule.
Once the final transfer of funds and other bits of paperwork are complete, Les will hand you the keys to your new home. Once you have settled in, Les will visit you again to review any questions you may have regarding the operation of your home and warranty procedure. In the event you require warranty service we are happy to schedule the works at this time. We may also ask you to participate in a brief follow up questionnaire.