Planning Stage
Plan on meeting with Gerry Neilan or one of his site foremen on the lot prior to clearing. Before any building begins, a site plan must be created. This plan will take into account property lines to determine the spatial limitations of the land. Then the land itself is surveyed to ascertain foundational integrity. Orientation of the house must also be established. Planning the placement of certain rooms to face a particular direction to maximize views, minimize exposure, and optimize sight lines to neighbors’ homes must be finalized. Other considerations include preserving forestation, shrubbery, and lawns; maintaining privacy; allowing room for expansion; and ensuring there are no encroachments on existing neighbors’ line of sight or sunlight intake. Finally, the local governing body must review the plan to determine it meets all ordinance provisions.
Zoning Approval
Zoning ordinances vary city by city, and sometimes even subdivision to subdivision. As you can imagine, local authorities are very specific about what homes reside within their purview. Factors they consider and have legislation for include: land use; the ratio of flooring to the land on which it lies, known as floor area ratios; construction materials; building height limitations; building density limitations; building techniques; minimum lot area; and front, rear, and side yard setbacks, to name just a few. There is a delicate balancing act between maximizing a home’s beauty and functionality and satisfying the local governing bodies. We at Gort Custom Home Builders are experts in meeting zoning ordinances, and so that there are no hassles after building begins, we will not pick up a hammer until the necessary permits are signed and all plans are approved.
Designing and Constructing Your Home
What happens if you have a dream house in mind, but have not yet determined where to build? What if you’re still in negotiation for your home’s location, or you’ve not yet determined which township would be more tax beneficial for your new home? Does this mean planning must come to a halt? No!
Sometimes the process is performed in reverse, with the plans being finalized before the site assessment is completed. Our architects and design planners can help you plan every detail of your new home, whether from old-fashioned blueprints or using computer software with 3-D capability. This allows the homebuyer to visualize each room in the home. This allows planners and homebuyers to email back and forth with any changes or new ideas. This can reduce cost and avoid setbacks by minimizing face-to-face meetings while still clearly communicating ideas or changes that may need to be made. It also allows the homebuyer to review plans at his or her convenience and avoids potential delays due to scheduling conflicts between the homebuyer and designers.
Whatever method is used, your home design plan can still move forward while the site planning or property negotiations are still in progress. Our expert designers and architects will create a master plan in whatever style you choose. Whether it’s Modern, Colonial, European, Classical, or Victorian, your home will be designed down to the last detail. Keep in mind that the house must conform with the land on which it lies. If there are any land limitations, some tweaking may need to be done to the original design to conform to property parameters or restrictions. Our planners will ensure symmetry and compatibility between your dream home and the property it occupies.
Once the plan is completed and the zoning approved, we can break ground. You can be assured that Gort Custom Home Builders uses the finest materials and safest building practices. We follow all local laws, OSHA guidelines, and NEC standards, and we will not cut corners at any step in the construction process. Since your home is unique, we pay close attention to detail to ensure that your home is exactly as you envision.
With Gort Custom Home Builders, your dream home becomes reality.
Foundation Stage
- Engineering
- Excavating
- Set Forms
- Pour Footings at Walls
- Stone Basement Floor
- Fill With Concrete
- Plumbing Rough-In (PVC Drain Pipe)
- Inspection
- Final Grade Dirt
- Plumbing
- Rough-In Basement Bath
- Inspection
- Set Basement Steel
- Inspection
- Pour Slab
Not much client interaction is required at this stage. This is one of the slowest parts of the project. Since multiple contractors are needed, most activities take only a day or two, and they are all dependent on the one preceding them. On the inspection days, no activity takes place. This is because we must wait until the inspection clears with the legal authorities before we can proceed to the next task.
Framing Stage
This is the most exciting stage of the process.
When the framing is complete, the cabinet supplier will measure the framing and design the cabinets to fit. At this time you will need to meet with the cabinet designer and go over all the details. For this reason, we do not detail out the cabinets on the architectural plans. The contract price includes a cabinet allowance. It is imperative that you finalize the cabinet details as quickly as possible. They typically take five to six weeks to build and they need to be installed immediately after drywall and flooring.
Mechanical Rough Stage
- Plumbing rough-in (piping installed in the frame)
- HVAC rough (install of furnaces and ductwork)—We go to great lengths in the design stage to make sure there is adequate space to run the ductwork for the HVAC system. However, we occasionally have to add a fur down or blockout to accommodate a duct when there is no other possible alternative. If this is the case, we will consult with you on possible solutions.
- Electrical rough—You should coordinate with Gerry Neilan and the electrical contractor and do a thorough walk-through of the electrical fixture locations before the electrician installs the electrical boxes in the framing.
- Low voltage (phone, TV, & stereo) & security wiring—Prior to the installation of low voltage wiring, the contractor can meet you on the job to go over your needs, room by room.
- Framing & mechanical inspections—This is a critical and time-consuming part of the process. The government or third-party inspector will inspect the home. Most of our homes are very complicated. At the same time, your Construction Manager will be inspecting the home for accuracy to the plans and specifications and quality stage. This process takes some time, since we have multiple contractors coming to the job to verify compliance.
- Roof installation—Selection to be made by homeowner from samples supplied by Gort Custom Home Builders.
- Masonry installation—If you are using any special stone colors or patterns, you will need to provide the name and color of the brick and stone from suppliers provided by Gort Custom Home Builders.
Drywall Stage
- Insulation
- Insulation inspection (if required by government authority)
- Hang drywall
- Drywall inspection (if required by government authority)
- Tape & float drywall
- Priming
- Install wood floors (if applicable)
- Install tile
Trim Stage
- Set cabinets
- Install doors & trim—It is a good idea to meet with your Construction Manager and the trim carpenter at this stage to go over closet layouts and any specialty trim work.
Paint Stage
- Interior Paint—Paint colors will be provided by Gort Custom Home Builders and the painting contractor. Five custom colors are included with the home.
- Install driveways and walks—It is a good idea to meet with your Construction Manager when we layout the driveways and walks from the approved engineering plans. It always looks different on the lot than it does on the plan.
Tile Stage
Some of the following items may need attention during the trim stage.
- Countertops
- Tub & shower surrounds
- Tile floors
- Backsplashes
- Fireplace surrounds
Setout Stage
- Install plumbing fixtures
- Install electrical fixtures
- Install HVAC condensers and grilles
- Install mirrors & shower doors
- Sand, stain, & seal wood floors(if applicable)
- Install landscaping (if applicable)
Carpet Stage
- Install Carpet
Punch Out Stage
- The term “punch out” is used in our industry to describe the process of correcting any last-minute items that are still deficient in the home. Actually, punch out will occur on your home throughout the construction project. Everything is basically done at this point, but the home is still not ready to move in to until these minor tweaks are completed. As a home builder, keeping this punch out stage to a minimum is one of our biggest challenges.
- Final Inspections
Closing Stage
Final walk-through—Once the home is close to completion, Gerry Neilan will schedule a final walk-through with you. The purpose of this walk-through is to demonstrate all the systems of the home to you (though by now you are probably already familiar with most of them) and identify any items that still need to be corrected. This walk-though should occur a few days before closing, which will give us the time to correct any deficiencies. Our goal is to have zero defects at the time of closing. It doesn’t benefit either of us to close on a home with a large punch list, since the items only get more difficult to correct once the home is occupied. However, due to the complexity of our homes, there can be typically a few incomplete items at closing due to backorders or other unforeseen circumstances. In this instance, we will make a list of the remaining items that we both agree on, sign an agreement, and make it part of the closing documents.