By Doug Leavitt
Task | Estimated Time | Action | ||
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Contract Lot And set up closing
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Try to get a 90-120 day closing. For Getting plans drawn, Loan Approved, Appraisal Done, and getting Starting bids (IF YOU ARE GETTING A LOAN FOR CONSTRUCTION DO NOT START ANYTHING ON LOT, NO WORK ON THE LOT AT ALL) Close both lot and construction loan at the same time if possible. SAVE $$$$ . Be sure to get copy of deed restrictions and survey from Title Co.
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Blueprints
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2-3 Weeks
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You can Start this anytime after the lot contract is approved. Have an Idea of desired plan. Use a Plan Designer, NOT a Licensed Architect. Save $$$$. They will sometimes charge more for a 2 story.
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Construction Loan
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2-3 weeks
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Get Pre Approval Before looking for lot/Land. Saves time.
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Purchase Lot
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Depends on Cash Or loan
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If Seller is not willing to agree to 90-120 Day Close. Close on lot then get construction LOAN (Including the lot)
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Permits |
2-3 Weeks Depending on City and HOA
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You Will Need To Contact the City Or County To Find Out How Much The Permit Fees Are. Some Will Break It Down To A/C Heat Sq. Ft. At One Fee Then Garage And Patios A Lesser Fee. When You Call, Have Your Sq. Ft. Numbers Available. Ask if you can go ahead and get Water and sewer taps at the same time to save you an extra trip. You can call and get the estimated cost of each. Check what fees are needed. Time depends on how busy they are. Check With the HOA too, to see their schedule and requirements.
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Water And Sewer Taps
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See Permits above
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These Fees Usually Include Your Water Meter And Hookups. Ask Your Plumber What Size Line You Will Need For Your Home, And What Size Water Meter To Hook Up. Pay for these at the time of permitting. You wont have these if you are installing a Well Or Septic System
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Perk Test For Septic
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2 days
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Engineering Fee To Determine How Your Septic System Should Be Designed, Allowing For Maximum Waste Acceptance. Sometimes The Installer Of Your Septic System Will Include This Fee, So When You Get Your Bid Ask Whether Or Not The Perk Test Is Included. If Not.
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Set up Builders Risk Ins/& Warranty
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Must have prior to closing the construction loan
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This insurance policy is for the loan company ‘s benefit. It covers the building in case of accidents etc. (ex. If the plumber soldiers the copper pipes and accidentally sets the framing on fire, this policy should cover (less Deductible) Check with your provider to see if it will cover theft. Some will.
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Pre-slab Exterminating
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Less than 1 day
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Schedule just before (or after) some like to spray after your form boards are set .
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Temporary Electric Pole set
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Less than 1 day
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The Electrician Set Up To Use During Construction So The Contractors Plug Into To Get Their Electrical Power To Run Their Power Equipment. Ask Your Electrician If He Will Include This In His Fee. Schedule your electrician to set just before you start any work on project. Once it is set you will need to call your electric provider to set up account for your new meter, then they will come out to set temporary meter. This will probably be the final meter that they will install on you house after it is completed.
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Temp Elect Pole Inspection
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Less than 1 day
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The Licensed electrician will call in the inspection. Verify with them to make sure they are calling it in.
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Lot Grading
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Allow 2-5 Days
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Depending on how much tractor work is needed. The Tractor Work To Be Done Where Your Building Site Is To Take Place. You May Want To Get Several Bids From Reputable Tractor Operators.
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Call For Grading Inspection
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About 1 day
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(If Required) Call for next day inspection or asap
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Sand For Slab
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1-2 Days
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Depending on how much dirt is needed. Ask your tractor operator. Also depends on wether conditions and availability of Dump truck. Ask your concrete contractor how many yards he’ll need for the slab
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Soil Test
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1- 5 Days
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Not necessary if you are not using an engineer to draw up your foundation design. You don’t have to have it engineered but I recommend it, You can ask your neighbors what type of slab they installed and make your decision from there. Call Geo Engineer to get soil test. They will come out to drill about 2 holes in the ground where your slab is going to be setting to determine soil conditions and what foundation is best for your soil.
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Retainer Wall
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1-5+ Days
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Not Every Site Will Need A Retaining Wall. If You Or Your Tractor Operator Thinks You Will Need One You Probably Will Or If You Have A Sloping Lot That You Are Going To Cut Your Site Out Of Then You Most Likely Will. Depending On The Materials Used Will Determine The Cost Weather It Be Dry Stack Rock, Concrete, Railroad Ties Etc. Get Bids Several Ways And Determine How Long And How High You Will Need the Wall
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Retaining Wall Inspection
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1 day after completion
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Find out when installer will be done with the wall and schedule your inspection for the next day.
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Stake Out (Or Stringline )
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Less than 1 day
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the Concrete contractor will set up and you will call inspections
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Call For Stake Out Inspection
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1 day after completion
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Call Your governing entity. Like the city or county, Parrish Or ?
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Set up Form Boards
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Less than 1 day
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the Concrete contractor will set up and you will call inspections
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Call For Form Board Survey
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Less than 1 day
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A Surveyor will do this. If you got a survey when you bought the lot check with them. They will usually give a little discount for this and the final survey when you are done.
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Form Board Inspection
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Less Than 1 Day
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Call Your governing entity. Like the city or county, Parrish Or ?
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Piers
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1-5 days depending on how fast the holes are dug, the steel is cut and set and the inspections are done
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Find out from Concrete contractor who is suppling the pier driller. Get bids and best price. The concrete contractor will mark the areas for the piers and the driller will drill approiate holes. Then the concrete contractor will schedule the pouring of the concrete. Go ahead and order the steel you’ll need for your foundation. Get your steel list from either the contractor or the engineer if you are haveing your foundation engineered. Get Quotes from other sources
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Pier Inspection
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Less than 1 Day
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Must be inspected before you pour concrete. Note, you will need to have the steel for the holes close to the holes so the inspector will know you are installing the steel in the pre-concrete holes
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Plumbing Rough-in
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1-3 Days
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This is the plumber setting his drains, water source and vent stacks
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Rough-in Inspection
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Less than 1 day
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Plumber should call Inspection when He’s done. Verify when he calls for his inspection so you can schedule the next Task. Make sure he gets a “GREEN” tag before proceeding.
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Install Floor outlets & underground vents
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Less than 1 day
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Let the lumber company know when you are pouring your foundation and the approximate day you’ll need the first delivery
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Order Brick
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Less than 1 day
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Give them an estimated time for delivery
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Call For Framing Lumber
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2-5 days
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Let lumber company know the approximate date of pouring slab, so they will know about when to have your lumber package ready to ship.
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Order Windows
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2-4 months
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Order as soon as you can. After closing the lot. Ask what the framing sizes will be for windows. Some companies will make windows to fit actual window size& others will downsize the window for framing
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Pre Slab Pour Inspection
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day after the contractor says its ready
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the Concrete contractor will set up and you will call inspections
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Schedule Concrete Pump
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Less than 1 day
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Ask the concrete contractor if it is needed at all and who he recommends & call others for best price and availability. If you don’t have to pump the concrete it can save you $1500-$2500 if you don’t have to have one.
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Pour Concrete Slab
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1 Full Day
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1) When you hire your concrete contractor it is best to pay for the materials yourself. That way you know they have been paid. VERY IMPORTANT! If you pay for a “turnkey” job to the contractor and the he doesn’t pay for the materials, the vendor will come after you, the land owner where the concrete was delivered. 2) Watch the concrete as it’s poured. You want to make sure the contractor (workers) are lifting the steel to be in the middle of the concrete. Not on the bottom. They will try and tell you that they use “Chairs” but they are stepping all over the steel and pushing the chairs down into the soil. If you see a worker in the area being poured and the steel or cable in not on the mid section of the concrete don’t be afraid to tell them to please pull up the steel. I would never let them pour without me being there so I can verify that it’s done right. This is the most important part of your construction
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Lumber Delivered On Site
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Call 1 week in advance to arive on request of framer
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Schedule the first delivery the afternoon before or the early morning the Framer is to start. Ask your framer to let you or the lumber company know the delivery schedule he needs to build. Agree to pay the framer every Friday ( Or Saturday) afternoon at a certain time. That way you know he will be there & not take off for a long weekend. NEVER pay anyone in advance or pay more than the work completed. It helps if you’ll bring lunch on a certain day or keep them supplied with water or drinks while they are there. Give them respect. Treat them like you care for them and its not just a job. Treat them as you would treat a friend. It will go a VERY LONG way!!
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Framer
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Varies 3 weeks ( +-)
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Time can vary depending on size of area under roof and the size of his crew. Can actually start day after slab is poured if he is available. Schedule the plumber to install roof stacks the day before the framer is going to install decking. Let framer know window Rough frame openings you got from the Window Co. Also Let them know if you want 6’8″ or 8′ tall Doors, so he can frame accordingly. Let him know too, if you are going to do stained concrete, and size firebox you’ve ordered and, and any changes to the plan (Framing) before he starts. This will save you extras $$$$. If you are foaming the insulation let the framer know cause he has to frame up to the roof at garages, and patios. Don’t use vented eve vents if you plan to foam the insulation. You want a sealed foam envelope. Have your exterior doors & fireplaces ordered, skylites and your plan for delivery. (Ask Framer) Schedule electrician, plumber and A/C Mechanical For their top outs and rough-ins.
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Skylite
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With Windows
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Check with framer for when he needs delivered for Install and let him know the size of the skylite.
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Fireplace Set Or Built
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Metal box 1 day… All brick and brick chimney 3-5 Days
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Check with framer for when he needs delivered for Install
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Schedule Windows Delivery
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Check with framer for when he needs delivered for Install. Plan them to be delivered the morning the framer needs them . (Keeps them safer … makes it much harder for them to be stolen.)
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Exterior Doors Set
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Check with framer for when he needs delivered for Install, Plan them to be delivered the morning the framer needs them . (Keeps them safer … makes it much harder for them to be stolen.)
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Roofing
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1-2 Days
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Get as many quotes as you can. The bids will be all over the board. Know what you want and have everyone bid the same product. If you are Foaming your insulation, Tell roofer not to install attic or eve vents. Probably cheaper for you to buy the materials and just pay labor. Know what materials you want before
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Plumbing Top Out
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2-3 days
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Check with framer for when he is going to deck the roof so you can let your plumber know to set his roof vents/stacks. Better for framer to cut decking to match roof vent than the plumber after the fact.
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Plumbing Top Out Inspection.
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1-2 Days
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Check with Plumber to find out when you can have inspections. Also does he call or do you call?
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Electric Rough
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1 Day usually
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Check with electrician to know when to schedule Inspections. Also if you are supplying the materials find out what time and day he wants materials delivered. Do not leave on site without them there, It will be stolen. If you are planning to have a pool installed, let the electrician know so he can save you extra $.
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Electrical Rough Inspection
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Less than 1 day
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Check with electrician to know when he’ll be ready to schedule Inspections. Also does he call or doyou call inspections?
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A/C Heat Install, and Inspections
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4 days install and inspections
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Let this contractor know if you are going to foam your insulation or regular insulation cause usually you can down size the tonage and they will need to set vents for fresh air to come into their system. Check with your mechanical installer to find out When to schedule inspections. Also does he call or do you call inspections?
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Prewire Security
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1 Day
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Check with Plumber to find out when you can have inspections. Also does he call or do you call?
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Prewire Home Theater
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Less than 1 day
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ask electrician to wire to the location you’ll want the main fixture. (if applies)
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Prewire Internal Vacuum System
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Less than 1 day
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Speciality company or you might ask electrician to wire if you know what layout you want. This will be an extra unless you discussed in his original bid
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Prewire Intercom
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Less than 1 day
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Specialty company or you might ask electrician to wire
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Prewire Any Other Internal Desire
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Less than 1 day
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Specialty company or you might ask electrician to wire cable etc.
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Exterior Clean Up #1
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1 day
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Order dumpster or hire a construction clean. I have found them on craigslist and facebook marketplace.
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Prewire Any Other Internal Desire
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Less than 1 day
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hdmi cords, cat 5 or 6 wire etc.
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Order Interior Trim & Doors
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(depending on size of house) 2-6 days
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Usually you will walk the house with a Trim and door salesman while he notates what and where you want trim, which way the doors swings crown molding etc. So call your salesman to schedule walkthrough
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Order Cabinets
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3-5 weeks
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Plan at least 3-5 weeks in advance. Know what styles you want. You will need to know what appliances you will be using for the cabinet co. to cut out and build the right size openings. Call counter top guys to schedule selections and measuring. As soon as your cabinets are installed call the counter top guys you’ve selected to come and measure cabinets the will have enough time and be ready when you need them installed.
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Framing Inspections
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1 Day
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Wait for green tag or “ok” from inspector
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Wall Insulation
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1 Day
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For foam, 1-2 days for others. You don’t want to blow regular insulation in the attic until the end of construction. ( the electricians. Ac , and plumbers wont wont to work in the blown insulation and to mess up you energy factors, So they come back to blow Fiberglass or wool in the attic. But foam they can do all at one time and wont have to come back. Be sure they seal your doors and windows.
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Insulation Inspection
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Less than 1 day
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Wait for green tag or “ok” from inspector
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Sheetrock
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2-5 Days
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Depending on size of house. Be sure to request screws and not nails. ( They will use starter nails but finish up with screws) Plan on 5/8 drywall on any wall the connects the house to the garage. 1/2 ” on the rest of the house. Stairwells need 5/8 fire retardant On stairwell and stairwell walls.
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Tape Bed & Texture
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3-8 Days
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There are many types of texture. Research and talk to installer to determine your desired type. Make sure they are putting the texture type you want. (then Verify as they spray.) If wallpapering write on the walls before texture “Wall Paper Here” So they won’t texture where you are wanting wallpaper.
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Clean #2
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1-2 Days
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Order dumpster or hire a construction clean. I have found them on craigslist and facebook marketplace.
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Install Garage Door
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1 Day
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You will need to know what appliances you will be using for the cabinet co. to cut out and build the right size openings. Call counter top guys to schedule selections and measuring. As soon as your cabinets are installed call the counter top guys you’ve selected to come and measure cabinets the will have enough time and be ready when you need them installed.
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Order Appliances Delivery
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1 Day- delivery after painting.
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Order appliances if you haven’t already. They will need to be installed after painting. Cabinet maker needs to know size information on the appliances you choose so he can build cabinets with the right measurements for appliances. Schedule approximately when you will need them. Don’t have them delivered until the day they are to be installed. Safety!
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Install cabinets
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1Day
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A 2 story takes longer because of stair parts installation. Also depends on how much extra trim you are wanting. Like crown moding, beams, wall décor, Shelves etc. Be sure to ask if the “Lockout” is included. (Installing door knobs etc.) Also if it does include this keep out some $ from his final pay utill the lockout is complete. You might leave $300-$500. The more you can leave on the table for him, the easier it is to get them back to finish the job.
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Install Trim And Interior Doors & Install Closet Shelving
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2-7 Days
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A 2 story takes longer because of stair parts installation. Also depends on how much extra trim you are wanting. Like crown molding, beams, wall décor, Shelves etc. Be sure to ask if the “Lockout” is included. (Installing door knobs etc.) Also if it does include this keep out some $ from his final pay utill the lockout is complete. You might leave $300-$500. The more you can leave on the table for him, the easier it is to get them back to finish the job.
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Install Brick Or Stucco
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Depending on how many brick/ Rocks and te size of the masons crew
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Brick is sold per 1000. Masons charge per 1000 brick layed, plus any extras. Get prices n each, and any extras you want to add. Brick is made Jumbo size, king size, Tumbled and queen size, so if you order jumbo or king size, you will use less brick because they are bigger, you will also use less sand and mortar because there is less brick and less mortar joints. Your mason will be less because you re using less brick than the smaller size. Stucco is done by the square feet of wall space. which is more labor intense so it cost more in some areas. In Texas we don’t use much stucco, so it is a specialty item. In some other states stucco is standard so it may not be as much as brick. Check around to see in your area which might be cheaper. Ask if the mailbox is included if you are installing a brick mailbox.
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Order Pool Installation
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Pool 2-5 Months
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(If applicable)If your lot is too narrow to get machines in back yard where pool is going, youll need to do Pool First, Before you start the foundation
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Exterior Clean Up #3
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Dumpster or construction cleaning crew.
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Set up Driveway Approach & Driveway
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1 Day
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Be sure to install drill holes every 12-16″ into the slab where the slab meets the driveway or sidewalk, and add 12″-16″ steel dowels to support the driveway wont sink further than it is set. Use at least 3/8″ rebar and not the metal wired mesh. So much stronger
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Driveway Approach Inspection
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Less than 1 day
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Wait for green tag or approval of the setup of the driveway. Ask Concrete installer if they are calling or do you need to call in inspections.
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Flatwork/Driveway & Sidewalks Pour
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Depending on size 1-Day
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Make sure they have scored the concrete at least every 12′ of drive. If they didn’t score it , they can come back the next day and cut the concrete at least 3/4 down with a concrete saw every 12′. Not days later. It needs to be within 24 -28 hours of the pour.
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Paint
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Depending on size 7-Days-3 Weeks
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Do NOT pay any contractor ANY MONEY up front. If contractor needs for you to pay for paint tell him to call from the paint company and you will pay by credit card on the phone. Or meet him at the paint store and pay them directly.
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wallpaper installed
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2-3 Days
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Depending on how much wallpaper you are installing.
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Order Lighting & Electric Supplies
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Electrical supplies if you are buying the materials. The lighting includes Ceiling fans, light fixtures, door bell, or specialty fixtures.
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Install Cabinet Tops (Kitchen & Bath)
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1 Day
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Call at least 1 week ahead for installation
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Order Selected Flooring
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1 Day or so
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Wood, vinyl of carpet
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Install Floor Tile
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1-3 Weeks
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Depending on how much tile you are wanting
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Install Bath, Shower & Floor Tile
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5-15+ days
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As soon as they are done installing and grouting the showers go ahead and call your glass company to come and give an estimate on shower glass, and vanity mirrors and any other glass you may need. ( if you are having glass in your cabinet doors)
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Install Backsplash Tile
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1 Day
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Counter tops must be in before this can be done.
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Exterior Clean # 4
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1 Day
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dumpster or cleaning crew
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Install Plumbing Fixtures/ Final
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2-3 Days
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Be sure you have all fixtures on site for the plumber to get in Talk to your plumber for the list if you are suppling.
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Plumbing Final Inspection
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Less than 1 Day
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Call in or have the plumber call for the final inspection. Wait for green tag or approval
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Install Shower Glass & Mirrors
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Usually 1 Day
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If framed mirrors look at Kirkland’s sales. They are really cheap. Decide whether you want framed mirrors or plate glass wall mirrors
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Install All Hardware (Knobs, Bathroom Etc.)
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1-2 days
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This is all the hardware. The door knobs/locks attic stair, any other trim not in, bath hardware (Towel bars, toilet paper roll holder, This is usually done by the trim labor carpenter.
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Appliances Installed
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Less than 1 day
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Do this just before your about to move in. You don’t want to have it stolen. The electrical contractor installs.
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Install Lighting And Electrical Final
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1-2 days
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the Electricians will do this. Have all of your fixtures fans doorbell, & appliances etc. there the day they will be installed, but not before. They could be stolen! Coordinate the delivery day and time with Electrician.
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Electrical Final Inspection
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Less than 1 day
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Ask Electrician if you call or he calls for the inspection.
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Install A/C Vents & Exterior Compressor
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Less than 1 day
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Have them there just before you are about to move in. The outside is the number 1 stolen item. All you have to do is to coordinate with them so they can get in to install. Do this before your final interior clean.
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A/C Final Inspection
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Less than 1 day
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Wait for green tag or approval
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Blow In Ceiling Insulation
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Less than 1 day
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If you have foamed the insulation this is not needed. This is for the regular insulation, fiberglass or wool insulation.
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Set up Driveway and sidewalks
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1-2 days
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Concrete contractor sets the forms for the driveway and sidewalks. The driveway approach usually has its own inspection. Be sure your contractor is bonded and insured for this.
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Flatwork inspection
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1 -2 Days
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Ask Contractor if he or you call in the inspection. but call it in after all is set up. Usually it will be for the driveway approach but not the whole driveway and sidewalks. Check with your contractor
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Exterior Clean # 5
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1-2 Days
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Dumpster or construction cleaning crew, and have dumpster removed.
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Final Interior Clean
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1-2 Days
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You can find on craigslist or facebook marketplace. Also ask friends if they know someone. We used our Maid , and she did it. The clean will be all surfaces inside the house, dusting fans, lighting, all floors, Windows inside and out, Tubs and sinks countertops. In other words it needs to be move in ready.
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Wood Deck and or pergola.
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1 Week
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Was this included with the framers bid. If not you can hire the framer back or get a number of bids. This item will vary in price significantly
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Final Lot Grading
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1-2 Days
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Get several bids
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Sprinkler System
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2-5 Days
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get several bids from licensed contractor
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Landscaping
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2-5 Days
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Get lots of bids. Some will charge you to draw out a design for you but will give you back credit for drawing if you hire them. Ask your friends if they know anyone that does this. Usually they do
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Install Gutters
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1 Day To Install
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Get lots of bids from reputable Contractors.
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Mailbox Set
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1 Day
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Are you ready for the change of address? The mail delivery? Get your mailbox set.
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Ensusre Address Numbers Placed on House
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Less Than 1 Day
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The mail delivery services will not deliver if you don’t have address numbers on the house or mailbox. You can place them anywhere that can be seen from the street or mailbox
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Fence
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2-5 Days
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Get several bids and references have a copy of the survey available. Know your deed restrictions! Have a copy of your survey ready for installer.
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Window Coverings
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2-4 Weeks
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So you can move in in private
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Building Final
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1-2 Days
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Some areas will require an energy test done before final inspection. Check with your city or governing entity to verify. Be sure all other inspections have been done, Address numbers are on the house or mailbox, all electrical plates on, electrician puts labels on electric box breakers, all fixtures installed and appliances installed, window screens, attic insulation and the sheet that shows the “r” or energy factors of the insulation is posted, exterior door seals installed, all vents are installed, all plumbing fixtures installed and working, and any other thing you see or know they will be looking for. Wait for green tag or approval. You might be required to obtain a “certificate of occupancy” from your governing entity or from another source if necessary.
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Call For Electric Meter To Be Set
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1-2 Weeks
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After you have received the green tag or building Final inspection, Call your electric service provider to set meter from temporary pole to the house meter hookup.
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Tempory Electric Pole Removed
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1 Day
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Ask the electrician to remove.
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Shutters Installed |
1-2 Days
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This Can actually be done as soon as brick work is done. That’s why the color code on left is the same color as brick work. |
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Close on your interim loan and stare your mortgage |
1 Day
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CONGRATULATIONS! YOU’RE DONE!!!!! |