Timeline and Process - Construction Documents in Hand!

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The obvious goal is to start building, but there are a few more steps. 

You need a Builder, and a Budget and a Building Permit.  


Builder

We encourage builder engagement as early as possible to make the transition from design to construction smooth. 

On the other hand, maybe you're still considering the options and want a couple of builders to look at the documents before moving forward. Both paths are acceptable and have their own benefits. 

In both cases the next step is to provide your builder with the Construction Documents. With them they will start the tendering process and begin assembling the required papers for permits.

Budgeting

Any of the ballpark pricing up to this point will now be developed into a working budget. In practice, every consultant, trade and supplier will now review the drawings and will submit quotes back to your builder. 

Is there more to it than that? Yep! 

Because your house is made up of many parts, assembled by many people involving many decisions, I want to simplify budgeting into two broad categories: 

Construction and Finishing

The information your builder needs for the construction of your home will come from the construction documents. But the information needed for finishing is not on the construction documents. 

We do this intentionally, for two reasons: 

First there are so many finishing options that fit so many different budgets, that the selection process is its own scope of work. Which leads me to the second reason. With it being its own scope of work, it should have its own consultant. We suggest getting an interior designer. 

The interior designer will help you select, and more importantly coordinate the finishings for your home. I like to use the mental image of: The selection of everything after gypsum =  The finishing.

The case for interior design. Unless you already posses the skills, an interior designer is an expert at bringing together many small and disconnected ideas into a cohesive whole. 

Just consider the complexity of coordinating the kitchen. Cabinets, counter tops, backsplash, flooring, plumbing, lighting and paint! If you don't already know what undertones are, they may just drive you crazy.

We can't really represent an Interior Designer's process, but it's enough to say that they will help you sort out the finishing. With that in order, finishing selected, your builder can now wrap up the budget.

How long does tendering take? Tendering can take 2-4 weeks if you have all of your specifications in place.

Ok, let's recap. Builder is selected, finishings selected, tendering completed and budget is approved. Yea! Super close.

Building Permit

Your builder can now apply for the Building Permit in the jurisdiction having authority.
(There are some sites that may require a Development Permit, that will have to wait for another post)

To apply, your Builder will act as your agent and gather a series of required documents including the construction documents and an edited list of the consultants and trades that were used during budgeting.

This could include documents from: 
  • Floor and Truss Design
  • Structural Engineering
  • Geotechnical Engineering
  • Energy Advisor
  • Envelope Consultant
  • Fire Suppression Engineer. 

How long does it take to get a building permit? Once a completed building permit package is submitted. Around 2 - 6 weeks depending on seasonal activity at the municipality.

How long before excavation starts? With a permit in hand, most builder's can be ready to get going within a week.

From design to excavation, how long does it take? Typically 3 - 4 months depending on overall busyness in the industry and the builders ability to secure and schedule trades.

If you thought this post was informative, please share it. If you have any further questions and want to discuss your next project, give us a call at 778-480-0341. If you like our way of thinking, check out our catalogue at uprisehouseplans.com 


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