Here’s what to expect during the major phases of construction
Building your new home is exciting, especially when you understand how the process works. The following overview outlines the typical steps in the construction of a home and will help keep you abreast of what happens at key stages. Keep in mind that the home building process may vary, especially if you’re building an elaborate custom home. Be sure to ask about specific policies and procedures.
1. Prepare site and pour foundation
Often, site preparation and foundation work are performed by the same crew, but this may not be the case with a wooded lot. Using a backhoe and a bulldozer, the crew clears the site of rocks, debris, and trees for the house and, if applicable, the septic system. The crew levels the site, puts up wooden forms to serve as a template for the foundation, and digs the holes and trenches. Footings (structures where the house interfaces with the earth that supports it) are installed.
If the home has a full basement, the hole is dug, the footings are formed and poured, and the foundation walls are formed and poured. If it’s slab-on-grade, the footings are dug, formed and poured; the area between them is leveled and fitted with utility runs (e.g. plumbing drains and electrical chases); and the slab is poured.
Once concrete is poured into the holes and trenches, it may need time to cure. During this period, there will be no activity on the construction site. After the concrete is cured, the crew applies a waterproofing membrane to the foundation walls; installs drains, sewer, and water taps and any plumbing that needs to go into the first-floor slab or basement floor; and backfills excavated dirt into the hole around the foundation wall.
Inspection #1 (If Applicable): When the curing process is complete, a city inspector visits the site to make sure foundation components are up to code and installed properly. This inspection may be repeated depending on the type of foundation (slab, crawl space or basement). Your builder will then remove the forms and begin coordinating step 2, the framing phase.
2. Complete rough framing
The floor systems, walls, and roof systems are completed (collectively known as the shell or skeleton of the house). Plywood or oriented strand board (OSB) or some type of sheathing is applied to the exterior walls and roof, and windows and exterior doors are installed. The sheathing is then covered with a protective barrier known as a house wrap; it prevents liquid water from infiltrating the structure, while allowing water vapor to escape. This reduces the likelihood of mold and wood rot.
3. Complete rough plumbing, electrical and HVAC
Once the shell is finished, siding and roofing can be installed. At the same time, the electrical and plumbing contractors start running pipes and wires through the interior walls, ceilings, and floors. Sewer lines and vents, as well as water supply lines for each fixture, are installed. Bathtubs and one-piece shower/tub units are put in place at this point because there’s more room to maneuver large, heavy objects. Tub and shower valves will be needed at this time.
Ductwork is installed for the heating, ventilation, and air-conditioning (HVAC) system, and possibly the furnace. HVAC vent pipes are installed through the roof, and insulation is installed in the floors, walls, and ceilings.
After the roofing goes on, or at least the roofing underlayment, the house is considered “dried in.” The electrician then installs receptacles for outlets, lights, and switches and runs wires from the breaker panel to each receptacle. Wiring for telephones, cable TV, and music systems is included in this work.
Note that HVAC ducts and plumbing are usually installed before wiring, because it’s easier to run wires around pipes and ducts than vice versa.
Inspections 2, 3 and 4 (If Applicable): Rough framing, plumbing, and electrical and mechanical systems are inspected for compliance with building codes. Most likely these will be three different inspections. At the very least, the framing inspection will be conducted separately from the electrical/mechanical inspections. At this stage, drywall (also known as plasterboard, wallboard or gypsum board) is delivered to the building site. Sheetrock®, a registered trademark of USG Corporation, is sometimes used as a generic term for drywall.
4. Install insulation
Insulation plays a key role in creating a more comfortable, consistent indoor climate while significantly improving a home’s energy efficiency. Most homes are insulated in all exterior walls, as well as the attic and any floors that are located above unfinished basements or crawl spaces.
The most common types of insulation used in new homes are fiberglass, cellulose, and foam. Depending on the region and climate, your builder may also use mineral wool (otherwise known as rock wool or slag wool); concrete blocks; foam board or rigid foam; insulating concrete forms (ICFs); sprayed foam; and structural insulated panels (SIPs).
Blanket insulation, which comes in batts or rolls, is typical in new-home construction. So is loose-fill and blown-in insulation, which is made of fiberglass, cellulose, or mineral-wool particles. Another insulation option, liquid foam, can be sprayed, foamed-in-place, injected, or poured. While it costs more than traditional batt insulation, liquid foam can fill the smallest cavities, creating an effective air barrier.
Fiberglass and mineral-wool batts and rolls are usually installed in side walls, attics, floors, crawl spaces, cathedral ceilings, and basements. Manufacturers often attach a facing such as kraft paper or foil-kraft paper to act as a vapor barrier and/or air barrier. In areas where the insulation will be left exposed, such as basement walls, the batts sometimes have a special flame-resistant facing.
5. Complete drywall and interior textures; start exterior finishes
Drywall is hung and taped so the seams between the boards aren’t visible, and drywall texturing (if applicable) is completed. The primer coat of paint is also applied after taping is complete. Contractors begin installing exterior finishes such as brick, stucco, stone, and siding.
6. Finish interior trim; install exterior driveways and walkways
Interior doors, baseboards, door casings, window sills, moldings, stair balusters, and other decorative trim are installed, along with cabinets, vanities, and fireplace mantels and surrounds. Walls get a finish coat of paint and are wallpapered where applicable. Generally, exterior driveways, walkways, and patios are formed at this stage. Many builders prefer to wait until the end of the project before pouring the driveway because heavy equipment (such as a drywall delivery truck) can damage concrete. But some builders pour the driveway as soon as the foundation is completed so that when homeowners visit the construction site, they won’t get their shoes muddy.
7. Install hard-surface flooring and countertops; complete exterior grading
Ceramic tile, vinyl, and wood flooring are installed as well as countertops. Exterior finish grading is completed to ensure proper drainage away from the home and prepare the yard for landscaping.
8. Finish mechanical trims; install bathroom fixtures
Light fixtures, outlets, and switches are installed and the electrical panel is completed. HVAC equipment is installed and registers completed. Sinks, toilets, and faucets are put in place.
9. Install mirrors, shower doors and finish flooring; finish exterior landscaping
Mirrors, shower doors, and carpeting are installed, and final cleanup takes place. The home will now be ready for landscaping.
Inspection #5 (If Applicable): A building-code official completes a final inspection and issues a certificate of occupancy (C.O.). If any defects are found during this inspection, a follow-up inspection may be scheduled to ensure that they’ve been corrected.
10. Final walkthrough
Your builder will walk you through your new home to acquaint you with its features and the operation of various systems and components, and explain your responsibilities for maintenance and upkeep as well as warranty coverage and procedures. This is often referred to as a pre-settlement walkthrough. It’s also an opportunity to spot items that need to be corrected or adjusted, so be attentive and observant. Examine the surfaces of countertops, fixtures, floors, and walls for possible damage. Sometimes disputes arise because the homeowner discovers a gouge in a countertop after move-in, and there’s is no way to prove whether it was caused by the builder’s crew or the homeowner’s movers.
A Few Words about Inspections: Your new home may be inspected periodically during the course of construction. In addition to mandated inspections for code compliance, your builder may conduct quality checks at critical points in the process. (In the story above, we point out when these inspections typically take place.) The idea is to catch as many potential problems as possible before construction is finished, though some issues may not surface until you’ve lived in the home for a period of time.