Building Process
Building the home of your dreams can seem like a very time consuming and tedious task, but Shoberg Homes wants to do everything we can to make it a rewarding and exciting experience – our reputation depends on it.
The construction process is just one step in building the home of your dreams. We are here to assist you throughout the entire process from lot selection and design and continuing until you move into your home and beyond.
This outline will give you an idea of what to expect while working with Shoberg Custom Homes:
PHASE ONE: INITIAL MEETING(S)
Building your dream home is a very personal and an emotional experience for most owners. Needless to say, your choice of builder is extremely important and these initial meetings are a chance for you to get to know your builder and become comfortable with your choice. Your builder is someone you will entrust with one of your largest investments, and it is important to know that you can work closely with your builder for the next year or more. These meetings will give you an opportunity to get to know us and what we stand for.
During this time we will also begin to discuss your goals and wishes such as, the size and style of home you are looking for, lifestyle and entertaining, children and family, whether you are downsizing, upsizing or relocating, as well as your budget and other factors that will go into the design.
PHASE TWO: LOT SELECTION (If lot has not been secured)
Before you ever sign an agreement with Shoberg Custom Homes we would be happy to assist you in the process of searching and selecting the lot of your dreams. The lot selection in Austin depends greatly on the size and design of the home you are looking for and vice-versa, due to the variations in Austin’s topography and sub surface conditions. Topography and other land restrictions can also impact your budget which is where we play the largest role in the lot selection. It is also a good idea to have an architect and builder assess the property you may be interested in to make sure the home you have in mind will work on a particular lot. We have excellent relationships with both real estate agents and architects in the community, or we would be glad to meet with those of your choosing.
PHASE THREE: DESIGN (if design is not complete)
Once the lot has been selected and purchased it is time to get started with the design of your home. As stated above, we have relationships with several architects here in town, but are equally comfortable working with any architect of your choice. We will work along-side the architect of your choice who will help create the masterpiece you have dreamed of. Along with the plans that establish the footprint of the home, there is also a need for a set of specifications which will spell out in detail the types of materials to be used. Because we have yet to meet a homeowner that knows every selection they will make at this point in the process, there are some selection areas that will have an Allowance. During this process, we will continually keep your budget in mind. It is also good to preview selections to get an idea of what your tastes are so we can formulate your Allowances as accurately as possible.
PHASE FOUR: RESIDENTIAL CONSTRUCTION CONTRACT
When your house plans and Specifications are complete, we will use our construction estimating software to input all the details of your home and come up with a total price of construction. There are generally two different pricing structures in custom home building and we allow the homeowner to choose which structure better suites their needs.
1.Fixed Price Contract
2.Cost-Plus Contract
In a Fixed Price Contract, the price you will pay for your home in the end is the price you agree upon in the beginning plus or minus any changes that you make after the contract is signed. In this agreement, there are no surprises to the homeowner.
With a Cost-Plus Contract we will still give the homeowner an outline of costs and the best estimate of the cost of the home. In the end, the homeowner will pay the actual costs incurred plus a pre-determined fee for overhead and profit – usually a percentage. This method can be an advantage to the homeowner if the house runs under-budget. This agreement allows for an open-book policy.
The contract will also contain and reference specifications, allowances and change orders. It will also contain a time frame and completion date, and it will define how changes affect the completion date, as well as delays due to weather and unforeseen circumstances, etc.
CHANGE ORDERS
When building custom homes, there are always Change Orders. Unlike production builders, where they only have a few plans and such a streamlined process that any change is time consuming and costly, in custom home building, changes are to be expected. Change Order isn’t a “bad word” it is simply an amendment to the contract. Before we make any change to the plans or specifications we require a written Change Order that details what the change is and the cost (or in some cases – credit) associated. The Change Order form will also spell out how much time the change will affect the completion date.
As you will find out, some changes are very simple and others are quite complex. Either way it is important to nail down as much as possible in the design phase in order to limit changes. This being said Shoberg Homes will work diligently to keep everyone happy and accommodate any change necessary.
ALLOWANCES
As mentioned before, an Allowance is a sum of money set aside for items to be selected by the homeowner throughout the construction process. Some examples of allowance items are:
Plumbing fixtures
Light fixtures
Appliances
Entry door
Countertops
Flooring
Shower/tub surrounds
Hardware
Appliances
We will not order any items that are listed as Allowances without the prior approval of the homeowner.
With respect to allowances, any overages or credits from the sum of all the allowances will be added or credited to the contract price at the end of the project.
PHASE FIVE: CONSTRUCTION
This is what it is all about – the sticks & bricks! We greatly encourage the homeowner to be involved in the construction process. Staying in constant contact and being there to answer questions and clarify things is what sets Shoberg Homes apart from many other custom builders. Even after all the time spent in the Pre-Construction phases, there will still be occasional questions that arise or decisions for the homeowner to make. Matt Shoberg will be your contact throughout the entire process – it is very rare that you will be in contact with the owner of the company, but Shoberg Homes ensures your satisfaction.
The stages of construction normally include the following in this order, but may vary due to your particular project:
1)Lot clearing and site preparation – we will meet to discuss any trees you wish to keep or clear, you’re visions of the grading and your overall vision of the site.
2)Excavation- This is the “dirt work” phase – cutting and filling your lot in order to accommodate your new home.
3)Foundation – Forming and pouring the concrete foundation of your home. This includes plumbing, electrical, water proofing, termite protection and prevention, drainage and anchors for your framing.
4)Framing – the most “visual” part so far! – Your home starts to take shape as we frame the structure that will eventually be your residence.
5)Mechanical Rough – Plumbing and HVAC rough “behind the walls”
6)Electrical Rough – After mechanicals we will run the wiring in your home - we will set up a walk-through to go over positioning of recess cans, light fixtures, switches and outlets as well as telephone, TV, security, etc.
7)Mechanical, Framing and Electrical inspection – Whether 3rd party or City, this is the time when inspections occur. Your home will be clean, organized, and ready for a thorough inspection. Shoberg Homes is well known for our quick passes and excellent compliance.
8)Insulation – There are several types of insulation available which will be chosen during the contract phase – this is the time which installation occurs.
9)Roof- The roof will begin to be installed after mechanical rough and will be completed before sheetrock in order to ensure no water infiltration. This is known as “Dried In”.
10)Sheetrock – once insulation is in, the roof is on and everything has been triple checked – we will hang sheetrock and begin to apply your choice of texture or plaster. You will be asked to approve a sample and be involved in the amount of texture applied.
11)Exterior Finishes – paint, stone, stucco – around the time that we begin insulation, we will begin with your exterior finishes previously selected. By this time they will be in full swing and you will begin to see what your home will look like in elevation.
12)Hardwood Flooring – Once the sheetrock is in and finished, we will install the sand and finish or pre finished hardwood flooring. We always run our hardwoods under the cabinets, and set our base on top of the flooring – we ensure no shortcuts with Shoberg Homes.
13)Cabinets, Trim & Doors –This is when the fine carpenters show up. These guys are masters of their trades and make sure that your finished products such as cabinets and trim are immaculate.
14)Tile – once cabinets are in we will begin with tile in the areas selected. Floors, backsplashes, showers and wet areas are typical.
15)Interior Paint – We will put up samples before painting any areas. Once approved, we will shut down the job to other trades for a short time and allow the painters to do their Magic! This is an amazing process.
16)Flatwork – During or around the time paint is occurring inside we typically like to pour your driveway, sidewalks, patios and areas not attached to the home. We will verify the layout with you and see if there are any ways to improve the layout or any changes you may desire.
17)Set-outs – plumbing fixtures installed, light fixtures installed, HVAC registers and returns installed. This is when you get to finally see all of those e selections you made!
18)Landscaping – whether you are working with an outside firm or Shoberg Homes preferred landscaper – this is typically the time that install will take place.
19)Rough clean – rough clean of the home to prep for carpet
20)Carpet – installation of your selected carpets.
21)Punch – address of any items that need attention. Adjust appliances, tighten knobs, adjust doors and drawers, paint touch up etc... Our goal is to complete all punch items before move in, however due to the complexity of some of our homes, some items may need to be addressed after move in – we don’t want to hold you up – and you will hardly notice we’re there! This will be handled by both parties signing a punch list at closing to be completed in an agreed upon time frame.
22)Final clean & windows
23)Final Walk-Through with home owner
24)Closing & Move-In – Congratulations!!!
WARRANTY:
Your home will come with a 1-2-10 warranty. This warranty will be outlined By ACES and an ACES Builder Limited Warranty and Performance Standards booklet will come with your New Home Package supplied by Shoberg Homes.
The 1-2-10 warranty is as follows:
1)For a period of one (1) year, the workmanship and materials shall be free from construction defects.
2)For a period of two (2) years, the plumbing, electrical, heating and air conditioning delivery systems shall be free from construction defects.
3)For a period of ten (10) years, the major structural components of the home shall be free from construction defects.
This warranty is outlined in great detail by ACES. Please see the ACES PDF. Provided on the Shoberg Homes website or ask a Shoberg Homes representative for a sample copy. At closing you will be given a New Home Package that will include all manufacturer warranties as well as the ACES warranty.
Warranty Service Request:
Shoberg Homes will enter the home and perform warranty requests at two pre scheduled dates.
1)Approximately 1 month from the date of closing of completion of punch list, and
2)Approximately 11 months after closing. Should an emergency arise – Shoberg Homes will make every effort to address the emergency immediately.
