A Comprehensive Guide for Homeowners: The General Process with Your Contractor After Agreeing on a Scope of Work
Once you’ve agreed on a scope of work with your general contractor for rebuilding or repairing your home, the real work begins. Understanding the process that follows is crucial for ensuring the project runs smoothly, stays on schedule, and remains within budget.
This detailed guide will walk you through the general process with your general contractor, covering everything from planning and permits to building, inspections, billing, communication, and handling changes.
1. Finalizing Plans and Specifications
Overview
After agreeing on the scope of work, the next step is to finalize the plans and specifications for your project. This includes detailed drawings, material selections, and a Project Schedule. Finalizing these details ensures that everyone is on the same page before construction begins.
Steps Involved
Review and Approval: Your contractor will present you with the final plans, including architectural drawings, engineering plans, and material specifications. You’ll need to review and approve these documents to ensure they meet your expectations.
Material Selection: You’ll work with your contractor or a designer to choose materials such as flooring, cabinetry, fixtures, and finishes. These choices will be documented in the final plans.
Project Schedule: The contractor will create a detailed project schedule that outlines the timeline for each phase of the project. This schedule will include key milestones and deadlines.
Example
Scenario: You’re rebuilding your kitchen after a fire. The final plans include a detailed Floor Plan showing the layout of cabinets, appliances, and countertops. You’ve chosen Granite countertops, Hardwood Flooring, and custom cabinetry. The contractor provides a project schedule that estimates a 10-week timeline for completion.
2. Obtaining Permits and Approvals
Overview
Before construction can begin, your contractor will need to obtain the necessary permits and approvals from local government agencies. Permits ensure that the work complies with local building codes and regulations.
Steps Involved
Permit Application: Your contractor will submit permit applications to the relevant authorities, including detailed plans and any necessary supporting documents.
Approval Process: The permit office will review the plans to ensure they meet all applicable building codes. This process may take several weeks, depending on the complexity of the project and the local government’s workload.
Permit Issuance: Once approved, permits will be issued, and work can begin. The contractor will typically post the permits at the job site.
Example
Scenario: For your home addition, the contractor submits applications for a Building Permit, an Electrical Permit, and a Plumbing Permit. After a few weeks, the permits are approved and issued, allowing construction to proceed.
3. Site Preparation and Mobilization
Overview
Site preparation involves getting the construction site ready for work. This includes tasks such as clearing the site, setting up temporary utilities, and bringing in equipment and materials.
Steps Involved
Site Clearing: The contractor will clear the site of any debris, vegetation, or existing structures that need to be removed.
Setting Up Utilities: Temporary utilities, such as electricity and water, may be set up to support the construction process.
Material Delivery: The contractor will arrange for the delivery of the initial materials needed for the project, such as lumber, Concrete, and equipment.
Example
Scenario: For your backyard renovation, the contractor clears the site of old landscaping and debris. They set up temporary power for tools and equipment, and the first delivery of lumber and concrete arrives on-site.
4. Construction Begins
Overview
With permits in hand and the site prepared, construction can begin. This phase involves the physical building of your project according to the approved plans and specifications.
Steps Involved
Foundation Work: If your project involves new construction or an addition, the first step will be laying the foundation. This includes Excavation, forming, and pouring concrete.
Framing: Once the foundation is set, the contractor will begin framing the structure. This includes building the walls, floors, and roof.
Rough-Ins: The next phase involves roughing in the electrical, Plumbing, and HVAC systems. These are installed before the walls and ceilings are closed up.
Insulation and Drywall: After rough-ins, insulation is installed, and drywall is hung, taped, and finished.
Exterior Work: Work on the exterior of the home, such as Siding, roofing, and window installation, takes place during this phase.
Interior Finishes: The final stage of construction involves installing interior finishes such as flooring, cabinetry, countertops, and painting.
Example
Scenario: For your home addition, the contractor pours the concrete foundation and begins framing the new rooms. Electrical wiring and plumbing are installed during the Rough-In phase, followed by insulation and drywall installation. Exterior siding and roofing are completed, and the project moves to interior finishes.
5. Inspections
Overview
Throughout the construction process, inspections are required at various stages to ensure the work meets building codes and is performed to the highest standards. These inspections are conducted by local building inspectors.
Steps Involved
Rough-In Inspections: Inspections are conducted after the rough-in phase for plumbing, electrical, and HVAC systems. Inspectors ensure that all work complies with local codes before walls are closed up.
Framing Inspection: The framing of the structure is inspected to ensure it is properly constructed and capable of supporting the Load.
Final Inspection: After all work is completed, a final inspection is conducted. The inspector checks that everything is finished according to the approved plans and that the home is safe for occupancy.
Example
Scenario: After the rough-in phase, your contractor schedules inspections for the electrical and plumbing systems. The inspector checks that the wiring and pipes are installed correctly and meet code requirements. Once the project is completed, a final inspection is conducted to ensure everything is in order.
6. Billing and Payments
Overview
Billing and payments are managed according to the Payment Schedule agreed upon in your contract. Payments are typically tied to specific milestones in the project, ensuring that you only pay for work that has been completed.
Steps Involved
Progress Payments: As the project progresses, you’ll receive invoices for completed work. Payments are usually made in installments based on milestones such as completion of framing, rough-ins, or final finishes.
Final Payment: The final payment is typically made after the project is completed and the final inspection has been passed. This payment may be contingent on a final walk-through to ensure all work is completed to your satisfaction.
Retainage: Some contracts include retainage, a portion of the payment withheld until all work is completed and any Punch List items are resolved.
Example
Scenario: For your kitchen remodel, you make progress payments after the Demolition is complete, after the cabinets and countertops are installed, and after the electrical and plumbing work is finished. The final payment is made after the final inspection and your approval of the completed work.
Loti can help:
Our systems help organize and manage all the associated invoices and receipts you will come across with your contractor, making payments easy to understand and fulfill.
7. Communication and Updates
Overview
Regular communication with your contractor is essential to ensure the project stays on track and any issues are addressed promptly. This communication may involve regular meetings, progress reports, and updates on any changes or delays.
Steps Involved
Regular Meetings: Schedule regular meetings with your contractor to discuss progress, address any concerns, and review upcoming work.
Progress Reports: Your contractor may provide written or verbal progress reports, detailing what has been completed, any issues that have arisen, and what is scheduled next.
Handling Issues: If any issues or delays occur, your contractor should communicate these to you promptly and provide solutions or adjustments to the timeline.
Example
Scenario: During your bathroom renovation, you have weekly meetings with your contractor to review progress and discuss any changes. The contractor provides a progress report showing that the project is on schedule, with all plumbing work completed and tiling set to begin the following week.
8. Managing Changes
Overview
Changes to the original scope of work are common in construction projects. These changes are managed through change orders, which document the modifications and any associated costs or schedule adjustments.
Steps Involved
Requesting Changes: If you want to make changes to the project, such as upgrading materials or adding extra work, you’ll discuss these with your contractor. The contractor will then provide a Change Order detailing the costs and timeline impact.
Approving Changes: Before any changes are made, you must approve the change order. This ensures that you are aware of and agree to the additional costs or delays.
Documenting Changes: All changes should be documented in writing, with copies of the change order provided to both you and the contractor.
Example
Scenario: Halfway through your home remodel, you decide to upgrade the flooring from Laminate to Hardwood. Your contractor provides a change order detailing the additional $3,000 cost and a one-week extension to the project timeline. You review and approve the change order before the work proceeds.
9. Final Walk-Through and Punch List
Overview
Once the project is nearing completion, you’ll conduct a final walk-through with your contractor to ensure all work has been completed to your satisfaction. Any remaining issues are documented on a punch list.
Steps Involved
Final Walk-Through: During the walk-through, you and your contractor will inspect the completed work, checking for quality, completeness, and adherence to the agreed-upon plans.
Punch List Creation: If you notice any minor issues or unfinished work, these items will be added to a punch list. The contractor is responsible for addressing all punch list items before final payment is made.
Final Approval: Once all punch list items are resolved, you’ll provide final approval, and the project is considered complete.
Example
Scenario: During the final walk-through of your basement renovation, you notice a few areas where paint touch-ups are needed and a loose cabinet door. These items are added to the punch list, and the contractor addresses them within a few days. After confirming that everything is complete, you make the final payment.
10. Final Inspection and Occupancy
Overview
After all work is completed and the final walk-through is approved, a final inspection is conducted by the local building inspector. This inspection ensures that the home is safe for occupancy and that all work complies with building codes.
Steps Involved
Final Inspection: The inspector will check that all work has been completed according to the approved plans and that the home is safe for use. This may include checking electrical systems, plumbing, and structural elements.
Certificate of Occupancy: If the inspection is passed, the inspector may issue a Certificate of Occupancy, allowing you to move back into your home.
Closing Out Permits: The contractor will close out any open permits, ensuring that all required inspections have been completed and approved.
Example
Scenario: After your home addition is completed, the inspector conducts a final inspection, checking that all electrical and plumbing systems are properly installed and that the structure is sound. The inspector issues a Certificate of Occupancy, and you are now free to use the new space.
11. Warranties and Final Documentation
Overview
Once the project is completed, your contractor will provide warranties for the work and any final documentation, such as lien waivers, material specs, and user manuals.
Steps Involved
Warranties: The contractor should provide written warranties for the workmanship and materials used. This protects you against defects or issues that may arise after the project is completed.
Final Documentation: You’ll receive copies of all relevant documentation, including material specs, user manuals for appliances and equipment, and lien waivers from subcontractors and suppliers.
Maintenance Tips: The contractor may provide tips or instructions on how to maintain your new systems or finishes to ensure they last as long as possible.
Example
Scenario: After your home repair project is complete, the contractor provides a one-year warranty on workmanship and a 10-year warranty on the roofing materials. You also receive user manuals for the new HVAC system and lien waivers from all subcontractors, ensuring there are no outstanding claims against your property.
Wrap-Up
Rebuilding or repairing your home is a complex process that requires careful planning, communication, and management. By understanding the general process with your general contractor— from finalizing plans and obtaining permits to construction, inspections, and final approval— you can ensure that your project runs smoothly and meets your expectations.
For more information on working with general contractors and managing construction projects, consider visiting the following resources:
National Association of Home Builders (NAHB) - Home Building Process: NAHB Home Building Process
Better Business Bureau (BBB) - Find a Contractor: BBB Contractor Search
These resources can help you navigate the process and ensure a successful home rebuilding or repair project with your general contractor.