• Develop query list and clarify contractor questions
Phase III
Contractor Award/Permits/Financial
• Interview and award job to a contractor, “Notice to Proceed”
• Assist Owner in submitting formal application for the construction loan
• Get an appraisal based on future value, possibly Broker assisted, for loan
• Get final approval for building permits and pay fees
• Close escrow on construction loan
• Set up a disbursement account for owner assigned/controlled purchase orders
• Assist in execution of contracts and timetable with contractor and subs
• Schedule preconstruction conference with project manager, contractor, subcontractors and vendors.
• Prepare Agenda for conference to include;
• Introductions and accountabilities
• Site Logistics and access
• Site Security
• Schedule issues; Notice to Proceed, sequence of work, work hours, change orders and extra work, completion-final inspection, punch-list completion and final payment.
Phase IV
Build/Inspect/Fund
• Prepare the building site for work
• Schedule or determine bank inspections
• Schedule weekly on-site meeting with contractors
• Photograph site digitally and email to Owner with progress report
• Begin physical development of project by contractor and subs: Provide continual inspection of site for progress and update Owner.
• Grade and/or excavate the property
•Prepare site and trench for foundation, water system and septic
•Pour forms, footings or piers and let cure
•Complete driveway and possible retaining walls
•Frame the exterior
•Frame the interior
•Install the windows
•Install rough plumbing, water and waste piping
•Install rough electrical
•Install Mechanical; hot water tank,
•Install roof, catchment piping
•Install outer sheathing
•Apply exterior siding, stucco or paint
•Install the drywall
•Install the cabinetry and millwork
•Install tile, counters, moldings, mirrors and finish carpentry
•Install doors, interior and overhead
•Paint interior, wall coverings and finish woodwork
•Install the plumbing fixtures
•Install the electrical fixtures/fans, hardware, computer wiring, communications
•Install Specialties, security system, fire extinguisher
•Install the flooring
•Install Equipment, appliances, range hood and microwave
•Request the final loan disbursement
•Request final inspection and receive certificate of occupancy
•Submit punch list/correct time to contractors and subs-commissioning/testing
•Correct any deficiencies
•Roll to permanent financing if required
•Site Work; Install landscaping, irrigation and rock work
•Special Construction; swimming pool and/or spa
•Furnishings and Décor; window coverings
•Warranties, standard (1 year min.) product warranty periods, operation manuals
•Substantial completion
Phase V
Sale and Post Construction Services
• Develop Marketing plan, online and offline advertising
• Offer for sale, FSBO or Broker
• Assist in showings
• Assist in negotiations between Buyer and Owner
• Assist in set up of escrow and sale closing
• Decorating Services
