Getting Started
We suggest you start with a chart we have prepared, which gives a brief overview on how to get a house started.
While it is definitely possible to build on almost any lot – it is not always financially feasible to do so. For instance, if there is no access to sewer, and the soil does not perk well – then you obviously would want to consider a different lot. We would be happy to help determine if a lot is suitable for building before you invest money.
We currently do not purchase lots for this purpose, but we work closely with realtors who can help you find what you are looking for. Please contact us for more information.
Absolutely. Choosing the right or wrong plan for your lot can be the difference of thousands of dollars. Some house plans can be very expensive to build due to various features. We would be happy to work with you to pick the plans for a house within your budget.
The cost of building a house can vary drastically depending on location, material fluctuations, complexity of plans, and the topography of the lot. You can get a rough idea of the cost/sq ft, by looking at new homes selling in your area. To get a more detailed and accurate estimate, requires an analysis of the house plans and building lot. We would be happy to do a FREE detailed analysis of your building project.
We recommend that you start with contacting a local bank in the area and asking about their construction loan options. Typically, you will pay interest-only on the current principle during the construction process. This keeps the payments low during the first couple months of building.
Most of the time, you can modify a plan as long as you don’t drastically change the structure. You would need to let us know as early as possible during the planning stages about what changes you wish to make. This will allow us to accurately estimate materials and labor costs.
We recommend that you talk to a builder before closing a lot. You might find that the lot you have chosen will not work for the type of house you wish to build. A good builder can help determine if there will be any issues like this.
Yes, your bank will likely require proof of insurance before closing a construction loan.
Financial
Depending on the terms of your contract, we would either send weekly itemized invoices, or we would bill you at various stages of completion. We ask for payment within 7 days after invoices are issued. In some cases your bank may require an inspection on completed work, so we encourage you to start the process of requesting funds as soon as you receive the invoice.
Our preferred method of handling contractor fees, is to do a “cost plus fixed fee” type of contract. In this type of contract, the buyer will pay all construction cost, plus a fixed fee to NBS Builders. This fee is determined by the size and complexity of the project.
We will add our builder’s fees to each invoice based on the percentage markup agreed on in the contract. We utilize open budgets with real-time access so you will know exactly how the money is being spent. We can also do a “fixed price” contract if you prefer to know exactly how much your home will cost.
While we will give you our best accurate estimate in the planning stage, cost overruns can occasionally happen. In our standard “cost plus fixed fee” contract, you will need to cover the cost of the difference. However, we will not charge any additional builder’s fees on the overage. In the event that the overage is due to a “change order” then we would add our builder fees to the amount agreed on when signing the change order.
Yes, you can make changes during the construction process. We do require that a the change be documented with a signed “change order”. This ensures that there are no surprises down the road for any extra cost occurred.
It is possible, but maybe not as much as you might think. Owner-builders tend to make more mistakes, spend more on materials, and have more budget overruns. The project can also stretch into 30-50% longer time-frame due to lack of relationship with subs.
They can, but not necessarily. It all depends on your selections. For instance certain window options can double their costs and are simply not worth the cost to upgrade. We can help you get the most bang for you buck with selections to help keep the cost down, while giving you the custom feel you are looking for..
Yes, we utilize the co-construct software on building projects, so you will have access to an up-to-date budget via phone app or PC.
The Building Process
Yes, but we ask that you let us know very early in the building process what you will be doing. This will allow us to price accurately and schedule accordingly.
In many cases you can via change order. One you give us your request, we will prepare a change order showing cost of the changes, and also the delay to the schedule. Once the change order is signed and paid, we will perform the changes.
The selections on a custom house can be overwhelming. We try to make the process as painless as possible by utilizing building software. You can let us know your selections by entering them on our apps, or online system.
The typical construction period is 6-8 months.
Yes – our building software will let you know the building schedule in real-time.
No, our job is to make the home building construction process as smooth and easy as possible for you.