Process

Home Building Process – Phase 7 Final Walkthrough

Home Building Process Phase 7 - Final Walkthrough

Phase 7 is the last phase in the Building Process.  During this stage, the client and Mike Hall will conduct the the “Pre-Walk Through”.  This is our chance to get your input on any of the remaining issues or decisions prior to the final walk-through and closing.

Process

Home Building Process – Phase 6 Interior Finish

Home Building Process Phase 6 - Interior Finish

Phase 6 is the last phase of the construction process.  

Interior Finish

The home is nearing completion and the detail of the home is added to make it truly special. 

• Interior Wall Paint
• Trim Installation
• Tile Installation
• Hardwood Installation
• Cabinet Installation
• Counter top Installation
• Stair Rail Installation
• Stucco Top Coat application
• Roof Installation
• Exterior Flatwork
• Paint and/or stain interior trim
• Plumbing trim
• Electrical trim
• Mechanical trim
• Phone/AV/Cable Trim
• Stain and Seal Hardwoods
• Install Appliances
• Mirrors and SH Doors
• Carpet Installation
• Windows Cleaned
• Screens and hardware
• Interior Clean
• Final Grade

Process

Home Building Process – Phase 5 Framing and Construction

Home Building Process Phase 5 - Framing & Construction

Phase 5 of the building process is where the exciting part of the construction begins.

Framing

Activities that occur during this stage include:

• Framing
• Fireplace install
• Roof Dry In
• Gutter and Downspouts
• Window Install
• Plumbing Rough
• Mechanical Rough
• Plumbing and Mechanical Inspection
• Electrical Walk Through
• Electrical Rough
• Electrical Inspection
• Electrical Service
• Garage Doors Installed
• Stucco/Masonry Lathe
• Phone/AV/Cable Wiring
• Radiant Tube Install (if applicable)
• Pour Lightweight concrete (if applicable)
• Frame Inspection
• Insulation
• Insulation Inspection
• Drywall
• Shelving
• Stucco Brown Coat
• Paint Exterior
• Masonry Exterior

Process

Home Building Process – Phase 4 Excavation & Foundation

Home Building Process Phase 4 - Excavation & Foundation

Phase 4 is where the excitement begins.  With the lot staked and cleared, the excavation and construction can begin.

Excavation & Foundation Begins

When it comes to building your home, there’s a great deal of work that goes on behind the scenes before you can take the first steps towards constructing the building itself.

One important stage in the process and the very first step when it comes to the process of building is excavation.

If you’re building a new house, then you most likely included an expense like this in your budget. Excavation isn’t always easy, nor is it a particularly inexpensive step in the process, but it’s one that’s vitally important nonetheless –especially in Colorado Springs, where there’s an abundance of soil that’s unsuitable for foundations.

Earlier on in Phase Three, we covered the process of determining the approximate location for your home site. This was based on things like view, driveway, and drainage.

Now, we’ll take a look at excavation –a measure that’s vital for laying the foundation upon which the home will be built. Read on to see what’s involved in this process, and what you should know about cost, timing, and how it all unfolds.

Excavation: The First Step in Creating a Solid Foundation

As you may already know, Colorado is home to what’s known as ‘expansive soils’ –soils that can change volume when they soak up water. The most common types of expansive soils are clays and silts. These soils will draw water in whenever it’s available.

Naturally, this type of soil can pose a real threat to potential homes, as it can compromise and damage the foundation.

While these soil types can be found throughout the states and Canada, they’re especially prevalent in California, Arizona, Nevada, Colorado, and other western and southern states.

There are a tremendous number of structures across the states that have been subjected to damage that’s caused when moisture-absorbed soils expand. In fact, it’s estimated that the annual cost of expansive soil-caused damage in the U.S. is $2.3 billion, according to Benson, Kerrane, Storz & Nelson, P.C. That’s more than twice the damage caused by floods, hurricanes, tornadoes, and earthquakes combined.

When it comes to expansive soils, this underestimated but tremendously destructive force can usually be seen within the first few months, or in some cases, years, after a home is built. As water from the rain or irrigation systems filters through to below the home’s foundation it can cause a condition known as ‘edge-lift.’ This can cause cracking in the foundation and can also be seen as cracks in the home’s walls. Over time, ‘center-lift’ can also occur; which is when moisture reaches the center of the housing slab, resulting in even more extensive damage.

In most cases, excavation is a vital part of ensuring that the ground beneath the home is suitable for a strong foundation.

What Happens: A Brief Overview

When it comes to your home’s design, the attentiveness and diligence that’s taken at the start will have a long-term impact on the structure’s strength and integrity.

Home Builders are required to enlist the services of a geologic engineer, to prepare a soils report on the conditions of the soils at the building site. This report would identify any expansive soils. By doing this, they’ll be able to give recommendations on how to build a home that will be able to mitigate or minimize the effects of expansive soils. Some of the measures that are often taken include the removal of these soils, hauling in new, non-expansive soils, chemical treatments, post-tensioned floor foundations, or even imposing limits on irrigation systems or requiring the installation of drainage systems.

Before Excavation: The Survey

At Homes By Michael Hall; We like to be involved in the process of lot selection. This accomplishes two things; first of all, it enables us to help determine where the ideal building location will be. Additionally, we can be involved with the geological testing at the build site prior to our client’s purchasing. If the site won’t work or the cost of excavation is too high, our clients can terminate the deal during the inspection period of the transaction, minimizing additional expenses.

We start by staking out a rough footprint for the home. We’ll then have a geologic engineer test within the envelope of the site. This testing is required in order to obtain a foundation and footer inspection which are ultimately required for a final building permit.

Since the samples must come from within the actual building envelope, it’s helpful to flag the actual boring holes for the surveyor.

Based on the results of the soils test, we’ll receive one of the following from the geologic engineer:

  • Approval to proceed in the desired site location, or
  • Conditional approval based on bringing the soils at the site up to an acceptable standard

In the case of conditional approval, the general course of action includes what’s known as an ‘over dig and backfill.’ With this approach, the excavator will over dig; beyond the actual size of the foundation. The scope of the over dig will be determined by the geologic engineer. In most cases, they may ask for a four-foot over dig, while less common, there may be a recommendation for the dig to be up to ten feet.

Ultimately the surveyor will finalize the site plan and placement, officially staking the property in order to produce an approved plan.

Excavation Begins

Once we have an approved plan, excavation begins.

A professional excavator will come in and begins digging.

The excavator will use the approved plan and staking report in order to know where to dig.

The depth that they will dig depends on a number of factors, including the type of foundation, whether there will be a crawl space, and whether there will be a basement.

No matter what type of foundation you ultimately choose, it will most likely need to be placed on cement footers. Due to frost mitigation requirements here in the Pikes Peak Region or anywhere the ground freezes for that matter, we actually pour the foundation walls on cement footers that will be placed at least 30” below the surface.

The idea is to keep freezing water away from the footers. As water freezes it expands—this expansion can create and exert enough force and pressure can literally lift and crack these cement footers and ultimately the foundation and house.

The type of foundation will be the deciding factor as to how deep the footers ultimately end up.

Let’s look at each of these foundation types and how they affect excavation and footer depth now:

Slab: This is the most basic of foundation types, as the name suggests it is a simple concrete slab. There is a wide range of options and variables that pertain to the slab foundation, enough for a complete article.

The important point for our purposes is that slab foundations still need to meet frost mitigation requirements. This requirement will generally drive the cost up to the point where it makes more sense to build on a basement or crawlspace.

Crawl Space: A crawl space has become a popular option for our aging population. A crawl space still requires at least 30 inches of excavation, at least along the Front Range in order to protect the foundation from frost. In the mountains, 36 to 40 inches is generally the minimum requirement.

Crawl spaces are often thought to add substantial cost savings when building a home. This is not the case as most of the cost the excavation is actually getting the equipment out to the site and started. Digging an additional 4 to 6 feet doesn’t have that much of an impact on the overall cost.

Basement: This is by far the most popular type of foundation, at least here along the front range of Colorado. The basement provides a great foundation system with the added benefit of extra storage space or affordable finished living space.

There are different types of basements as well; Full basement, Garden Level and Walk out. More on these in another article.

The basement excavation certainly costs more but when you weigh the cost against the other options and frost mitigation requirements, the basement turns out to give home owners the best bang for the buck.

The Open Hole Inspection

At the end of the excavation comes what’s known as the ‘open hole inspection.’ At this stage, the geologic or soils engineer will revisit the site and inspect it to confirm that the soils in the open hole match the sample taken from the drill log and that it meets the recommendation of the soils report.

Once the engineer signs off on the soils and condition of the open hole, we will be ready to start the process of pouring the foundation.

How Long Does It Take?

Excavation for a foundation can range from 3 to 4 days, on up to 3 weeks.

Generally, a worst case scenario will involve a 10-foot over dig. This tends to happen in areas where there are boulders. We have seen these types of excavations in areas like Cedar Heights. This is a beautiful location on the west side of Colorado Springs –and it has stunning views, but building in this area and ones like it often present a significant challenge.

Once the dig is complete, we’ll then have it backfilled with non-expansive, or ‘structural fill soils,’ although in some cases, the engineer will allow the soil to be removed, conditioned (wetted down), compacted, and returned.

How Much Does It Cost?

The cost of excavation itself can vary considerably depending on the contractor that you use, as well as the extent of the job. For instance, excavating a patch of land that’s easily accessible and contains few trees is far cheaper than clearing a remote patch that contains large boulders that are stuck in clay. Generally, though, you can expect to spend between $10,000 to $30,000 on excavation costs in most areas. Be sure to obtain a few different estimates from excavation companies up front. Also, keep in mind that extra excavation, hauling away dirt, disposal fees, and bringing in new soil, can all add to the cost.

Process

Home Building Process – Phase 3 Contract & Preparation

Home Building Process Phase 3 - Contract & Preparation

Phase 3 begins after the final plans have been completed.  These are the final steps required prior to ground breaking and the beginning of construction.

Design is a collaborative process where we present you with choices and you respond with honest feedback. For example…”I like this kitchen but”….at this point our planner would take your input and rework the plan to present you with several additional options. We go back and forth until we exceed your expectations.

Design is a collaborative process where we present you with choices and you respond with honest feedback. For example…”I like this kitchen but”….at this point our planner would take your input and rework the plan to present you with several additional options. We go back and forth until we exceed your expectations

Contract

Once we have final plans and pricing, we proceed to contract. This is where we outline the terms of the building process, timeline etc…

Regional Building Department

We submit the final set of plans to the Regional Building Department for approval. This process can take from 2 to 4 weeks, depending on the size and scope of the project.

Staking the lot

This is a metal stake and string outline of how the actual footprint of the home will look on the lot. This is often required by developers and/or community “Architectural Control Committees

Site Preparation & Tree Removal

Preserving the natural beauty of the home site is of paramount importance to us. That’s why we remove trees and brush on an “as needed” basis. Removing trees allows us to open view corridors, bring more light into the home site and can help keep costs down. The faster we can get trucks in and out of the build site, the more money we save.

Final Approvals

Once we have approval from the Regional Building Department, Community Architectural Control Committee and/or Home Owners Association, we are ready to proceed to Phase 4 and start construction.

Process

Home Building Process Phase 2 – Design

Home Building Process - Phase 2 Design

Once the design agreement is in place, we use the Living Requirements Inventory to develop the actual plans for your home. You will work with our design team to produce the final set of plans. We use these plans to finalize pricing in addition to actually build your home. 

Design is a collaborative process where we present you with choices and you respond with honest feedback. For example…”I like this kitchen but”….at this point our planner would take your input and rework the plan to present you with several additional options. We go back and forth until we exceed your expectations.

Design Team

Our design team consists of five players, each with a goal of producing an exceptional home.

1. Homeowner – The homeowner’s responsibility in this process is to examine all of the input from our team, and make the final decision as to what stays and what goes.

2. Builder – Mike’s involvement at this point is to keep everything on track and maintain the groups focus on objectives like budget, size, etc…

3. Architectural Designer/Planner – This person collects information from everyone on the team and translates those ideas into a set of plans. This is the person that understands the rules of design as well as building industry standards and regional building department codes.

4. Interior Designer – This is the person responsible for assisting in choices of style. They help decide on colors, paints, flooring etc…

5. Realtor – Our sales associates have years of experience in the residential re-sale field. They are here to make sure we are aware of how the decisions we make during the design process will effect the resale value of the home we are creating.

Revisions

You will work in conjunction with our design team to refine your plans until we are all satisfied that what we have on paper will translate into something beyond your expectations.

Final Plans

These are the byproduct of the design teams efforts. The resulting plans will be submitted to The Regional Building Department, for final approval. These will also be the plans used for final pricing and ultimately construction.

Price

At this point the builder takes the final plans in conjunction with the list of fixtures and finishes and “prices the home out”. This is a time consuming process but essential to our commitment deliver your home on budget. Once we have determined the final price for the home we developed during the design process, it’s time to go to contract in Phase 3.

Process

Colorado Springs Home Building Process

Colorado Springs Home Building Process

Building a home is a huge undertaking with thousands of tasks, interdependencies and conditions. Homes by Michael Hall follows a well established routine set of phases to assure a quality home built on time and within the specified budget. We don’t like surprises, and we know that you don’t like surprises either.

We have found that this process is key to our client’s understanding and appreciation of the home building process. By breaking the process into phases our clients will know exactly what is going on when and what steps are coming up next. We want our clients to know what to expect and when the critical decisions need to be made. Take a look at the different activities that occur in our 7 phase process.

Phase 1 – Planning

Phase 2 – Design

Phase 3 – Contract & Preparation

Phase 4 – Excavation & Construction

Phase 5 – Framing

Phase 6 – Interior Finish

Phase 7 – Walkthrough

What you will notice is that at least half of the activities happen even before a hammer hits a nail. The first 3 phases are critical to establishing the client’s requirements. Homes by Michael Hall takes no shortcuts during these phases. If the requirements aren’t properly developed, the end result will never be satisfactory to the client. Once we break ground and begin excavation, we begin the documentation of the building of your home. We feature real time progress of our homes on our website for our client’s and their friends to enjoy.

Process

Colorado Springs Home Building Process Phase 1 – Planning

Home Building Process - Phase 1 Planning

This first phase of the home building process is centered around planning and communicating requirements.  This is the stage where we have our ears wide open and are documenting the specifics of what you, the client, desire in your new home.

Budget

We help you determine your budget for the entire project. This will set the standard for everything that follows including location, size, amenities and more.  In the beginning, you will have a rough budgetary number, but as you complete the design process and sign off on the plans, you will know exactly the price of your home at the end of Phase 2.

Area Selection

Based on your budget and requirements, we will show you areas with available home sites that will allow your total project price to come in within budget.  Homes by Michael Hall specializes in the Pikes Peak Region and we know where some of the best areas are available.

Site Selection

Once we have narrowed the areas down to your preferred neighborhoods, we start on specific lots. We pre-qualify lots based on your preferences and present you with the the best choices.

Living Requirements Inventory

How do you know what you want in your new home?  We do a detailed analysis of how you live and what you need. Our goal is not to build you the biggest home possible but to evaluate your needs and help you come up with the right home for how you live. At this point we are just trying to get the big blocks in place so we can give you a general idea about price. Once we complete the design process and produce a set of final plans we can provide a definitive price.

Design Agreement

Once we have a sense of what your requirements are and where you want to build, we enter into a design agreement. This outlines how we will work together through the design and planning process.