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New Homes

Familiarize yourself with the process

A lot goes into building a new home -- make sure you know what to expect and when

LM Otero / Associated Press files

Typically, the construction of a new home happens in five phases.

A very common and important question most new homebuyers ask when looking at building a new home is "How long it will take for our new home to be built?"

Just how long does the whole construction process usually take and what does each phase of construction involve? As you can guess, there is no standard answer to this question. The answer will be different for every new home, as factors such as who is building your home, where it is being built, what time of year construction starts and how much customization will be required all determine how long it will take.

Each home typically has its own unique time frame for completion.

The construction timeline for an individual new single-family home is affected by a variety of different factors, such as the style and size of the house, the amount of customization being done in the design and the construction, the lot and location, any variance or rezoning approvals that are required and the availability of trades and labour.

Any change of mind from the homebuyer on even the smallest of design elements, structural or interior, will usually ensure the construction process takes longer than originally planned.

Generally, there are five phases in the construction of a new home.

The first is pre-construction. During this phase, plans for a new home are finalized and submitted to the municipal building permit office for review. Once plans are finalized and a permit has been approved, the next phase is building the foundation. Excavation is done and the footings and piles are formed and poured. The foundation walls are erected and utilities such as water, electricity, telephone and cable are usually brought in at this phase as well. This is also usually the time final decisions on flooring, cabinets and other interior touches are made to ensure they are ordered for timely installation.

The third phase of construction is the framing of the house. Exterior walls, interior walls and the roof are assembled. Doors and windows are installed once the house has been fully framed. The basement floor is installed and electrical and plumbing services are roughed in. The duct work for heating, cooling and ventilation is also completed during this phase.

The fourth phase focuses on completing the interior and exterior work on the house. The exterior walls and the roof will be insulated. Siding or stucco will usually be applied, depending on the time of year. Eavestroughs are put into place and lot grading will be completed. Inside the home, the heating and cooling systems are installed and the drywall is completed. Walls and ceilings are painted, flooring and cabinets are installed and electrical and plumbing fixtures are completed.

This is the time when homebuyers are most anxious to see what’s happening in their new home. Your homebuilder will usually stay in regular contact with you during this phase to update you on progress and finalize any further decisions that need to be made.

The last phase is the transition from near-completion to handing over the keys to the new owner. At this point, the homebuyer will be asked to do a walkthrough of the home with the builder. The builder will inspect the home with the homebuyer to identify any last-minute work and touch-ups that need to be done before the homebuyer takes possession. It also allows the builder to familiarize the new homeowner with the systems and products in the home so they can use and maintain them properly.

While these are the common phases for the construction of a new single-family home, new homebuyers should always ask their builder to explain the construction process specific to their new home. Many times, there are specific expenses or payments attached to the different phases of construction. Each builder may determine the beginning and end of each phase in a different way, so having them explain it in detail is an important step, especially if payments are required at specific completion points. To avoid complications and disputes, it’s always best to get the specific details on these payment trigger points in writing.

Always keep in mind construction schedules will be affected by a number of factors once construction begins and some of those factors are out of the builder’s control.

Possession dates are targets based on each phase of construction going smoothly and being completed on schedule.

Sometimes, that target date does have to be adjusted. Having a contingency plan, should construction delays happen and possession become delayed, is also an important part of planning when building a new home.

Lanny McInnes is president of the Manitoba Home Builders’ Association.

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