New Homes

The building process can be very confusing, especially if this is your first new construction. That's because of the many steps involved from design to finish of a new home. Some of those steps need to occur sequentially, whereas, others can occur at the same time.

To help demystify residential construction for new homeowners, Kris has created a Flow Chart to illustrate the process of building a home.

House Plans

House plans are a set of working drawings that define all the construction specifications of a residential dwelling such as the dimensions, materials, layouts, installation methods and techniques.

Typically, a set of house plans includes:

• Elevations (Front, Rear, Right Side, Left Side)

• Floor Plans (Main, Upper Level, Basement)

• Foundation Plan

• Floor and Roof Framing

• Building Cross Sections

• Building Section(s)

• Electrical

• Construction Notes and Details

Building Contract

A Residential Building Contract is used to establish an agreement between a homeowner and contractor to ensure both parties are protected. This document is used to cover the services provided, the compensation, the work schedule, how long the construction lasts, as well as other important things to consider before the construction begins. It should be signed and dated by all parties to the transaction and a set of the house plans should be attached to each copy of the contract.

Financing

A construction loan is a loan that covers the cost of building or renovating a home. Unlike a traditional mortgage, it’s a short-term loan, usually for less than one year. Instead of lending the entire balance of the loan at one time, a construction loan pays a series of advances, more commonly called “draws,” as the home is being built.

Once the newly-built home is complete, the construction loan is paid off or converted into a “permanent” loan, which works like a traditional mortgage with principal and interest payments.

Permits & Insurance

Permits

It’s a good idea to start the permitting process well in advance of the anticipated start date of construction. That’s because review and approval of your plans can take several weeks depending on the time of year you apply, the city, county, or state having jurisdiction over building in your area, and the departments requiring review (planning/building/health).

Check your application carefully. Missing information or the wrong information can cause unnecessary delays in the review process. Be sure to submit the correct number of permit applications with approved house plans to scale attached to each application.

Helpful Links:

Okanogan Co. website for Permits: https://www.okanogancounty.org/Building/

The website also provides links to other departments that may be involved in your building permit process:

• Planning and Development

• Public Health

• Public Works

• Labor and Industry

• Okanogan Co. Assessor

• Fee Schedules

• Staff Contacts

Insurance

Kris is a reputable general contractor with an excellent reputation in the community. That is why he is proud to notify his clients he is licensed, bonded and insured, and keeps these State of Washington requirements current at all times.

• A surety bond protects a contractor’s clients and the public as it provides financial guarantees for the completion of projects and payment of labor and supplies;

• Liability insurance is for the contractor/business owner as it provides coverage for work-related damage, accidents, or injury which could occur while the contractor’s employees or subcontractors are working on a job site.

• A worker’s compensation insurance policy covers the contractor’s employees in case of work-related injuries.

Homeowner’s should have insurance as well. Liability insurance provides protection against claims resulting from injuries and damage to visitors to the job site or the home from fire, flood, or storm while it is under construction. Once the construction is complete, the liability insurance can be converted into a homeowner’s policy.

Site Preparation

Once the permits are approved, Kris will install temporary utilities and facilities for the duration of construction such as a portable restroom, construction dumpster, temporary water and power. Depending on the plans you proposed and the requirements for your building site, Kris could be coordinating the installation of a septic system, drilling a well, trenching utilities, building a retailing wall, laying down an access road, or excavating for footings and foundation for your project.

Footings and Foundation

The foundation is the lowest load-bearing part of the home. A foundation structure may be made from stacked cinder blocks held together by mortar, or a poured concrete slab. Either type of foundation must sit upon a footing, which is a long flat base made by pouring concrete into a form in the ground. Both the footings and foundation are made stronger when structural steel, called rebar, is added to the forms before the concrete is poured.

Footing Inspection

This takes place before the first concrete is poured. The inspector looks at the soil on which the building will rest, the forms for the footing, reinforcing rods and other factors that provide a solid base.

Foundation Inspection

After the foundation is poured and the forms removed, the building inspector checks it to make sure 1) it has been built to code, 2) properly coated, and, 3) the anchor bolts for the top plate are in place.

Framing

Framing is the fitting together of pieces to give the home support and shape. The structural frame carries the total load of the building and transfers it to the foundation. Framing materials are usually wood, engineered wood, or structural steel.

Framing components include the floor joists, sub-floors, studs that form the walls, and trusses that create the structure for the roof. Once the fame of the home has been built, a sheathing material, which is usually plywood or oriented strand board (OSB), is applied to the exterior walls and roof. This forms a surface on which other materials can be applied.

The sheathing is then covered with a protective barrier, called underlayment, which prevents water from infiltrating the structure, while allowing water vapor to escape. This reduces the likelihood of mold and wood rot to form in the future. Most underlayment material is either asphalt, synthetic, or polymer-based.

Windows and Exterior Doors

Windows

Selecting the right windows for your new home can be an overwhelming process, so doing your research ahead of time, is a good idea. New construction windows are designed to be installed on a new home or an addition to a home. They come with a nail fin so the window can be nailed directly into the wood framing of the home.

Although frame of the window can be made from a variety of materials, the three most popular in use today are wood, vinyl, and aluminum. Typically, a wood frame window is more expensive than an aluminum one. However, since all three frame types are available in a variety of styles, sizes, and energy efficient glass selections, you have many options to create a window package that will meet your expectations and stay within your budget.

Exterior Doors

Just like windows, exterior doors play a significant role in new home construction. They welcome guests, yet keep the elements and unwelcome visitors out. They come in a variety of materials and styles with a good selection of energy savings and security features. If you have any questions about which exterior doors to select for your new home, ask Kris.

Roof and Siding

Roofing

Roofing begins once the framing is complete. Framed lumber or engineered trusses create a skeleton structure for the roof. Then a sheathing material, which is usually plywood or oriented strand board (OSB), is applied.

The sheathing is covered with a protective barrier called underlayment which adds an extra layer of protection to guard against water penetration. Most underlayment material is either asphalt, synthetic, or polymer-based.

Following installation of the underlayment, asphalt shingles or a metal roofing system could be used to complete installation of a new roof that could withstand the rigors of Methow summers and winters.

Siding

A home’s exterior siding can make or break its curb appeal. That’s why it’s important to choose the right siding for your home, and to make sure you can keep up with any maintenance that it may require. The siding you select will be with you for many years into the future.

To determine the right exterior siding option, you’ll need to consider the cost (including materials and installation), durability, energy efficiency and aesthetics. The most popular options are:

• Brick exterior siding is the most traditional option for homeowners. It’s a classic look found in many suburban settings, making it a popular choice when buying or updating a home;

• Unlike fiber-cement or wood-imitating vinyl, engineered wood is comprised of mostly wood, with a few added materials to create a more natural-looking final product, meaning it’s a more convincing wood alternative;

• Fiber-cement siding, often compared to vinyl siding (because it’s also man-made with the purpose of mimicking another material), is a great option for homeowners who want the look of wood siding;

• Glass is a sophisticated, modern option for exterior siding. Since glass block walls are non-load-bearing, they’re technically not considered “exterior siding.” Although they do give the appearance of siding, as you can have them installed from the roof to the floor of your home.

• Originally used in factories and industrial buildings, metal exterior siding is becoming a more popular option for homes because of its strength and durability;

• Both natural and fabricated stone exterior siding create an upscale, decorative appearance to a home. Unlike brick, it’s a more natural option for a house and can create a unique exterior pattern;

• Derived from traditional Spanish architectural elements, stucco is made from cement, sand, lime, water and oftentimes epoxy. Stucco can be found in pueblo-style homes, typically on the West Coast.

• Vinyl is a tough plastic material that entered the exterior siding market in the late 1950s, replacing the once-popular aluminum siding. Its durability and low-maintenance profile made it a fast fan-favorite for homeowners who wanted to save money on exterior siding. It’s most commonly found in modern-day colonial homes.

• Like vinyl siding, wood siding is versatile and durable. The surface of the wood can be painted or stained in any desired color, requiring maintenance every 2 – 5 years depending on the type of finish.

If you have any questions about which exterior siding to select for your new home, ask Kris.

Utilities

Rough Electrical ~ Water ~ Septic/Sewer ~ HVAC

When the rough framing is finished, ductwork is installed for the heating, ventilation and air-conditioning (HVAC) system. The electrician installs the main circuit panel, switch and outlet boxes, and runs electrical wiring through the interior walls, ceilings and floor. The plumber installs bathtubs and one-piece shower/tub units, sewer lines and vents, as well as water supply lines for each fixture. If the home will have gas/propane appliances or fireplace, the pipes are installed and run to each location.

Framing/Rough Utilities Inspection

Before insulation and drywall can be installed in the house, the framing, rough electrical, plumbing and HVAC must be inspected. This is usually done at one time, but may be broken into several inspections conducted by specialty inspectors.

Insulation/Drywall/Paint

Insulation

New homes typically has insulation installed in all exterior walls, the attic, and floors that are located above a basement or a crawl space.

Insulation is given an “R-value” to indicate how well it protects the inside of your home from heat and cold. Typically, a blanket insulation is used as well as loose-fill and blown-in insulation to provide a high level of comfort and energy efficiency in your new home.

Drywall

After the electricians and plumbers have completed their rough-in work in your new home, and the work has passed inspection, drywall can be installed, taped, and textured applied.

Paint

One coat of primer is applied at this time, followed by one to two coats of paint. If your agreement with Kris calls for a different wall finishing process, it may be scheduled during a different sequence in the construction process.

Interior

Interior Finishes

The next step is to install trim throughout the home, including baseboards, moldings, window sills, interior doors, door casings, and stair railings. Cabinets, vanities, countertops, fireplace mantel, and any decorative trim will also installed.

Appliances

Once the cabinets and countertops are in, the plumber will return to install sinks, toilets and faucets. The plumber will also install the water heater if it was not installed during rough plumbing.

The electrician will install lights, light switches, the electrical panel cover, and baseboard heaters.

Kris and his crew will install laundry and kitchen appliances and glass fixtures like mirrors and shower doors.

The HVAC subcontractor will install the heat register covers, the heat pump and air conditioner. Included is a walk-thru to brief the homeowner on how to operate the HVAC system.

Hard Surface Flooring/Outside Grading

Engineered hardwood, prefinished hardwood, plank vinyl or tile flooring are installed at this point along with other planned tile work. Outside, the yard will be prepared for proper drainage and future landscaping.

Carpet, sheet vinyl, and finish in place hardwood flooring are added in this final stage so these surfaces are less likely to be damaged by construction traffic.

Home Complete

Once construction is complete, a final inspection will be conducted by a local building official. This is by far the most extensive inspection as it covers all trades and certifies that the home is ready for occupancy.

Walk-Thru/Acceptance

Kris and the homeowner also conduct a walk-thru noting any problems. All problems are tabulated on a punch list. Over the next few days, the different subcontractors as well Kris and his crew return to resolve the issues.

MOVE IN

When the items on the punch list have been completed, and mutual acceptance is reached by both parties, Kris turns the home over to the homeowner, making it time to MOVE IN.