Design Phase – 2-3 months
During design, the homeowner makes initial selections. These selections may include:
- basement
- garage size
- exterior wall thickness
- veneer selection
- kitchen and bath layouts
- kitchen appliance selections
- porches, patios, and decks
- fireplaces
- bay windows
- dormers
Drafting Plans after Design – 1 month
(For most efficient drafting, all decisions must be made before design is given to draftsman)
During the drafting of plans the owner selects kitchen and bath cabinet designs, plumbing fixtures, electric fixtures, fireplace selections, windows.
Revisions/Additions of Plans – 3 weeks
(if needed)
After plans are approved by the owner, plans must be given to the surveying company to locate the house on the lot, and engineering company for joists, beams, etc.
Engineering (survey, soil test, joist, beam and truss analysis and design) – 2 months
- Plat design by the surveyor (3 weeks)
(engineering includes shrink-swell after the plat is complete) - While surveyor is working on plat plans given to engineer for floor joists and beams
(note-additional beams may need to be determined after roof truss layout) - Plans, joists layout and beam loads are given to truss company for roof trusses
- While waiting on engineering, owner should complete all selections to make construction process more efficient (flooring, tiles for tub and showers, HVAC specifications, stone, siding, stucco, roofing).
Permit Application to Permit Received – 6-8 weeks
Total time will range from 6-9 months
However, there are factors that can impact the total design for an individual project.
- If a homeowner can identify and communicate design needs faster, the design stage can be reduced by 50%.
- If the design is perfected and no changes are made while plans are being drafted there will be no revision/additional time.
Pricing, Engineering, and Permit Time Line
Engineering (survey, soil test, joist, beam and truss analysis and design) – 2 months
- Plat design by the surveyor (3 weeks)
(engineering includes shrink-swell after the plat is complete) - While surveyor is working on plat plans given to engineer for floor joists and beams
(note-additional beams may need to be determined after roof truss layout) - Plans, joists layout and beam loads are given to truss company for roof trusses
- While waiting on engineering all decisions for phases before drywall should be completed: Framing, Windows & Doors, Plumbing, HVAC & Electrical specifications, stone, siding, stucco, and roofing.
Building Permit Application to Permit Received – 6-8 weeks
- While waiting on permit all decisions for phases after drywall should be completed: Flooring, Plumbing & Light fixtures, Color selections, Door hardware, Bath accessories.
Total time for engineering and permit is approximately 4 months.+
+Drafting, engineering, and permit times depend on the company’s respective current workloads.