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Sanctuary Builder takes great pride in every one of the homes we build. We constantly strive to exceed construction standards and challenge ourselves to build homes in  the most efficient and cost effective manner. In efforts of educating our homebuyers we have outlined the stages of construction to give you a general course of what it takes to bring your Sanctuary from a vision to handing you the keys to your new custom home. Please remember that your family’s safety is our number one concern when in the vicinity of any construction site or development. Please notify us if you are planning to visit your construction site and we will provide you with hardhats and a guided tour. We also request that you refrain from visiting the site when there is active construction work ongoing.
STAGE I
Your homesite is ready to dig! If you are having a basement in your home please read the following section, if not you may skip and move on to Stage II! The basement stage starts with layout. Your homesite is surveyed, measured and then an outline of your footings and basement area are marked on the ground. Large machinery, an excavator, will dig the rough depth and width of your basement. This is over excavated due to the space that the walls and floor require. This process is known as forming the walls. Additionally, safety is paramount when forming and digging basements. Special braces, supports and barriers are utilized to keep the job site safe. This is not the best time to visit the job site due to hazards and large equipment. Once the dig is completed, a steel crew will install steel rebar supports throughout the walls to make sure there is engineered structural integrity in your basement. There are many inspections during the process of building a basement. Once the steel placement has passed inspection, high strength PSI concrete is poured into the footing trenches and then the concrete dries and sets up. Any required soils are dug for future water and sewer. Additionally, the sump pump pit plumbing and cleanout areas are set. Forms are set for the walls of the basement, window wells are added, additional steel, supports and then more inspections. Concrete is poured in the wall forms. Once the concrete sets, the forms are removed from the walls. A water proofing membrane (tar like substance) is applied on the walls, corners and crevices to seal the exterior from the interior. Perimeter drain tiles are set to hook into the sump pump and sewer system to handle rain water or drainage that comes from the natural grade. Rough plumbing lines, drains and water supply lines are installed for the basement plumbing. Additional inspections occur and then the basement slab is poured. Framing of the interior walls commences on the interior of the basement. Then the walls are back filled and compacted. A GEO technical company will test the soils around the walls of the basement to certify that correct engineered compaction has been attained per the engineer’s standards and code. At this point several steps are needed to complete the basement including; adding stairs, escape ladders, safety grates and many other items. . A typical basement requires 5 - 8 weeks to complete. This timeframe can vary greatly depending on the complexity of the basement, number of plumbing fixtures, stairs, window openings and the size of your basement These time frames can also vary depending on availability of materials, labor, inspections, weather and other factors that are beyond our control.
STAGE II
Your homesite is cleared of all debris and laser leveled depending on the topography and home that we are building for you. A building pad is constructed by adding soil, rock material, water and compaction. This new pad is then inspected and certified by a GEO technical engineering company. The new foundation for your home is laid out and staked by survey professionals. Our concrete and foundation company digs and pours footings to secure the location and foundation of your home. At this is point your water and sewer “soils” work begins. The plumbers dig trenches to install your sewer/septic system (system depends on location of your homesite and the services that are available), rebar is set to reinforce your wall systems and many inspections are complete by your town, city or county inspectors. Once the underground soils work is completed, your foundation is backfilled, and additional materials are added and compacted. At this point the foundation is now ready for concrete. Because the foundation is the most important part to any structure a tremendous amount of time, energy and expertise is put into this stage of construction. Additionally, Sanctuary Builder provides you with a 2-10 year structural warranty to insure you that the home we build you will stand the test of time. Typically this stage from ground breaking to foundation will take 8 to 10 weeks. If you are building a basement home we add an additional 4 to 6 weeks to the construction schedule. These time frames can vary depending on availability of materials, labor, inspections, weather and other factors that are beyond our control. It is very important that you have finalized all of your options such as floor outlets, additional plumbing, gas stubs, electrical and any other options that require mechanical system changes.
STAGE III
At this stage, you will begin to see vertical construction. Your home's interior and exterior walls (1st and 2nd floors, if applicable) are built and set in place; your trusses/roof framing is completed; and the roof sheeting is installed. This stage, known as framing, is also a critical element to the structural integrity of your home. In all Sanctuary Builder homes we utilize the best materials available for the job such as 2X6 framed exterior walls and energy efficient windows. In some cases you will notice that there is OSB boards nailed to some of your walls and other walls have only framing. This is typically determined by your structural engineer. This process is called shearing your walls. Your Sanctuary Builder Construction Superintendent works closely with our framers to ensure that the structural integrity of your home is solid, well constructed, level and plumb. We also take extra measures at this stage to minimize waste by utilizing all materials, maintaining a clean jobsite and building your home in a timely and efficient manner. Typically this stage from foundation to frame complete takes 5 – 9 weeks. This timeframe can vary greatly depending on the complexity of the structure, the size and square footage of the home. These time frames can vary depending on availability of materials, labor, inspections, weather and other factors that are beyond our control. At this point in construction all of your material selections (flooring, countertops, cabinets, bath and plumbing accessories, backsplashes, etc) need to be finalized and signed off on by you and by Sanctuary Builder. If this has not been done your home’s completion date will be delayed. A delay in finalizing your material choices or any changes made to your original selections or plans will result in increased construction costs and will delay your home from progressing toward completion.
STAGE IV
Now we are ready to install the rough mechanical systems in your home. This stage is very important with respect to how the future systems in your home work, the features you have selected for plumbing, electrical, HVAC, home automation, low voltage, entertainment and more must be selected in order to be included in your home. Because your home is now at frame stage it is much easier to identify where options are in the walls, how phones and cables are interconnected and how the electrical of your home will ultimately work. Once this stage is complete and we move on to the drywall stage, you will no longer have the ability to see, analyze or change your electrical and plumbing systems. We encourage you to come out and walk through your home, ask questions and make sure that we have everything installed where you choose to have it. We will schedule an in-depth frame orientation with you at the time the framing is complete. At this orientation we will verify that your frame is complete, structural components are correct and that the locations of plumbing, electrical and the low voltage features and options you selected are installed. Some other features are accomplished at this stage as well. Windows are delivered and installed. Air conditioning, heating duct work and low voltage options are ordered. There are several inspections at this stage by the municipality you are building in and by our project management quality team. Additionally, your roof will be dried in and loaded with your selected roofing material. We will also install several special energy efficiency features at this stage to make your home much more cost effective and comfortable to live in. These features include: caulking windows openings, sealing openings around venting locations, and applying special coatings to the underside of the roof sheathing that prevents the absorption of radiant heat from the sun. There are many other energy saving and environmentally friendly building techniques that we utilize during the construction of every home we build.
STAGE V
Now that your frame orientation is complete we install all rough low voltage, electrical and rough central vacuum system (if applicable). This is also another appropriate time to walk through your home and verify that all the locations for your wiring and any other options are completed. At this point we will begin insulating your home. Because of the 2x6 wall framing that we utilize in all homes it requires additional insulation in your home. This will increase the R-value in your walls, enhancing both quietness and providing improved energy efficiency. It is important to avoid visiting your home when installation is being installed. Insulation materials are made of both bio-degradable paper products, glues and fiberglass products. Occasionally, direct contact may cause an allergic reaction and or skin irritation. Again, your personal safety is our primary concern when you are in the construction zones of your new home. Typically these two stages, from frame complete to the completion of mechanical systems, take 4 – 6 weeks to finish. This schedule can vary greatly depending on the complexity of the mechanical systems, the amount of HVAC units, type of entertainment systems, home automation and amount of electrical options you have selected. Additionally, if any changes, additions or deletions occur, your construction progress will be delayed. The time frame may vary depending on availability of materials, labor, inspections, weather and other factors that are beyond our control.
STAGE VI
With all of your mechanical systems roughed in, all framing issues are finished and your home is insulated. We then conduct a thorough home inspection for the completion of the first half of construction. This inspection is completed by our internal quality project management team. Additionally, the municipality completes an inspection to make sure the plans and the structure are up to code. This is called a frame/mechanical inspection. Once your home has passed this inspection it is time for drywall to be delivered, stocked and installed. There are many different styles and finishes to drywall so it’s important that your contract paperwork specifies the finish that you desire. In addition to the drywall work, the exterior of your home is undergoing a drastic transformation. First the lath is installed. Lath is a Styrofoam material that increases the insulating factors of your home. There is a layer of thin wiring the covers the lath. This is applied to hold the lath in place and for the stucco to be applied to the structure. Stucco, a cementations material, is applied in several applications and finishes. This, like drywall, can vary significantly in style, design and texture. Please make sure that you have verified and selected the type of stucco application you desire. This is also a very busy time in your home and safety is very important to remember and be aware of when visiting the construction site. Your interior and exterior trims are now ready to install. Depending on the architectural style and design of your home you will have a variety of different features to install. These may include baseboards, door, base, casings, crown molding, wainscoting, stair railings, balusters (if applicable) and other types of wood work. You will see that the drywall/lath/stucco/trim process happens over several stages (hanging, nailing, taping, texturing, coatings and more). Typically this stage (stucco/lath/drywall/trim) will take 6 - 9 weeks to complete. This timeframe can vary greatly depending on the complexity of interior and exterior architecture, square footage of your home and the type of finish that you have selected for your stucco and drywall.
STAGE VII
Now that the interior and exterior finishes of your home have been completed we will paint your home. Keep in mind that the paint process, both inside and outside, happens over several different stages. The first painting process requires that your home is prepared, taped and masked to protect areas that should not be painted or stained. Much time and energy is put into making sure that your home is built with the highest level of quality and care. With paint, there are many different styles and finishes so please verify that you have all the correct colors and finishes selected for your home. All this information should be contained in your contract paperwork. It is important to remember that in construction, many things can and will happen; windows get broken, items may get installed or completed incorrectly and that paint will need to be touched up. We do not fix every item as it gets broken or damaged. We will go through the entire home when it is near completion to repair, replace. Fix and clean any items that need to be addressed. This is a much more efficient and effective way to work in an orderly and timely fashion. Additionally you may have other types of wall finishes; Venetian plaster, Tuscan plaster, acid washing, stains, stone, and faux finishes, just to name a few. Typically paint stage takes 2 weeks to complete however, this timeframe can vary greatly depending on the complexity of interior and exterior architecture, size of your home and the numbers of different paints, stains or other finishes that your have incorporated into your home.
STAGE VIII
Now your cabinets are installed. Due to the high value items that are being installed in your home we now secure the home by locking all access points to avoid any damage or loss. You may gain access by contacting your Construction Manager or Sales Associate. On the exterior of your home any additional materials you selected such as stone, siding, iron, etc are usually installed. Additionally, if there are any fences, walls, gates, fireplaces, water features, courtyards or other hardscape items that are part of your contract we will be completing these items as well. This is a very exciting time to view your new home. Finally the hard work, effort and multiple decisions are beginning to take form in your new custom home. Sanctuary Builder is very proud and honored to be a part of your creation. We also take this responsibility very seriously and we want to make sure that we are taking care of your expectations regarding the completion of your home. Typically interior and exterior trim stage takes 2 - 3 weeks to complete. This timeframe can vary greatly depending on the complexity of interior and exterior architecture, size of your home, trims and cabinet detail that your have incorporated into your home.
STAGE IX
Your home is ready for countertops and shower/bath surrounds. If you have any fireplaces that are getting surfaced, hearths or mantles, these are completed too. Additionally, many of your trim/finish items are ready to install. These include plumbing and electrical fixtures. You will begin to see items such as lighting, entertainment systems, computer networks, home automation and appliances getting installed into your home. All of your countertops and flooring selections are completed. At this point your home both inside and outside should be completed. Typically finishes, surrounds, flooring, countertops and all trim items stage takes 3 - 5 weeks to complete. This timeframe can vary greatly depending on the complexity of interior and exterior finishes, size of your home and the types of systems you have ordered and incorporated into your home.
STAGE X
We are almost done and ready to give you the keys to your home! But in order to finish your home properly we need to make sure that everything is complete, and functional. Our construction and sales team performs a thorough quality inspection of your home and schedules a final orientation to present your home. During this appointment we will educate you on proper home care and make sure that we answer all of your questions and handle any issues that you have prior to the close of escrow. We want to make sure that we have your total satisfaction. We also want to make sure you know what our customer service process is in case anything needs to be taken care of after you move into your new home. Typically the final orientation stage is handled in a 2 week process. The initial process involves orienting you to your new home and the next step is making sure everything is completed and operational. This timeframe can vary greatly depending on the overall complexity of your home, interior and exterior finishes, size of your home and the types of systems you have in your home. The time frame of attaining 100% completeness and total satisfaction from you can also vary depending on availability of materials, labor, inspections, weather and other factors that are beyond our control. We will do whatever we possibly can to make that happen quickly.
FACTORS THAT MAY CAUSE DELAYS
We order building materials for your home well in advance of installation. While the companies that are supplying materials for your Sanctuary Builder Home strive for timely and quality service, sometimes an order may not arrive on time, or may be incorrect or incomplete. Potentially this may slow the schedule. We work with quality vendors, suppliers and we all strive to avoid these types of delays.
When a contractor is early, or is able to complete a task ahead of schedule, there may not appear to be any work completed for a time after he/she leaves the site. This is because the next contractor has a prearranged time to work on your home, and may not be able to change schedules due to other projects. In this case, your home is still considered on track to be completed on time. When possible we will adjust your schedule.
If a contractor begins work later than originally scheduled, we will have to work on keeping your home on its production schedule. Depending on the work being done, two contractors may not be able to work at the same time, which causes us to reschedule subsequent work schedules. Occasionally this can mean that your home loses its place in line for a specific trade. Sanctuary Builder will work on your behalf to keep your home on schedule by or adjusting the schedule to keeps construction progressing.
To ensure that your home will be structurally sound and meet all code requirements, periodic inspections are required. We work toward completing inspections as soon as possible so that further work can continue. The inspection process is in the hands of officials in the county or municipality where we’re building your home. If there are several construction projects being completed in the area, it may take the inspector a few days before he/she can inspect your home.
Changing your original selections or plans will cause significant setbacks in the schedule. If you change your mind on products, design or materials, it will ultimately cost you more money, and will cause delays in your production schedule and other aspects of the construction of your home. We will work with you as much as possible to accommodate these late and unforeseen changes. In order to minimize the costs and delays it is imperative that you arrange a meeting with your Sales Associate and Construction Manager as quickly as possible to sign contract addendums, change-orders and any additional deposits that are be required.
The entire team at Sanctuary Builder takes great pride in the homes that we build for our homebuyers. We are committed to building good quality homes that exceed the expectations of our customers while utilizing environmentally friendly practices whenever possible. We hope that our building process has been informative as well as useful to you. Please know that we are always available for your questions and concerns. We are your homebuilding partner with a hands-on approach throughout your contract and construction process. We look forward to handing you the keys to a home that we can all be proud of.
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