by David Chapman
Staff Writer
The land has been purchased, the permits have been obtained and the architect has drawn plans for the perfect house a home buyer wants to build.
Now, it’s time to get a little dirty and see the plan — and time and effort that came with it —in action.
“Once we’ve got the permit in hand, we’re ready to start the house,” said Richard Dostie, a retired second-generation and longtime homebuilder in Northeast Florida.
“Every builder does it a little bit different,” he said. “There really is no magic way.”
Builders have a lengthy process they follow that includes everything from lot clearing to foundation fill to the insulation to the drywall labor and materials, but the exact order can vary.
But, Dostie said, regardless of the order, the end result is always the same.
“It culminates in the final inspection in order to get that magic piece of paper,” he said. “The certificate of occupancy.”
Before construction begins in earnest, Dostie said builders often meet with the buyer to “walk the lot” with temporary corners of a house in place so that the buyer can visualize the structure.
“You want to go out there with them so they can see it,” he said.
It’s also an opportunity to see the different trees in and around the impending structure to determine if any need or should be removed, especially those that would be close to the home. Prior to construction, trees can be removed easily but once it begins, a tree surgeon — and the higher associated costs — is usually necessary.
In addition, some species in Northeast Florida are protected and require an additional fee to remove.
Early in the building process will be framing, an aspect that Dostie said can be one of the bigger hurdles builders.
Not for the actual framing installation, but for the required inspection after, which must be passed before drywall can be hung.
“I don’t blame the inspectors,” Dostie said, “because it’s subject to interpretation.”
Both a builder and inspector can have a difference of opinion, a situation similar to two doctors disagreeing while looking at the same patient.
“Once we are past that, it goes pretty well,” he said.
The framing stage is also another opportunity to meet with the buyer for another walkthrough, Dostie said, and to review aspects of the home such as the placement of light switches, wiring, electrical outlets and fixtures.
Maybe the buyer suddenly wants surround sound in their outdoor patio. A light switch on an opposite and easier wall to access. The need for an additional plug.
“People start to think about what they may have forgotten,” he said. “It’s cheaper on costs to fix it now rather than later.”
The time for a house to be built varies on the size and location, Dostie said. A starter home of around 1,200 square feet could take 75-90 days while a 12,000-square foot home with all the custom trimmings could take two years, he said.
Regardless of the best laid plans, there is one aspect of the home building process that can slow down progress and cannot be controlled by anyone: the weather.
“You don’t think about it, but it really affects everything you do (when building a home),” Dostie said.
Buyers often questioning the construction length sometimes don’t realize, Dostie said, just how influential adverse weather can be.
High humidity often found in Northeast Florida can more than double the regular drywall drying time frame. Rainfall affects roofing and more. So does the heat.
Dostie said the June-September summer months can often be a challenge for builders, as can harsher winters.
Yet, while weather can be a bane, technology has been a boon to the industry.
Communication between builders and the subcontractors, who do the great majority of the work, Dostie said, results in less time between different aspects of work being completed. Electronic plans and alerts can be emailed and reviewed on the spot and different subcontractors can be more informed of the timeline when their skills will be needed.
Even so, Dostie said many subcontractors still physically drive by or visit a work site to stay informed and hands on.
There’s another scenario that can leave buyers frustrated but nonetheless for nothing, Dostie said.
When the house is almost complete and the set pieces, such as mirrors, are moved in, there can be accidents that result in a wall bump, bruise or gash — all friendly fire that can leave a temporary eyesore and a panicky home buyer.
Dostie said the majority of builders keep it temporary and will be fixed.
“Undoubtedly, that’s going to happen,” Dostie said. “But, when it’s finished, it’s going to be as nice as the model home they saw.”