If your ultimate goal for your dream home is to build a custom home you’re not alone. There’s been an ongoing demand for builders and designers in the Cranbrook area and there’s no sign of a slow down in that demand. I meet with a lot of homeowners who are building and often enthusiasm is really high during these first meetings. When your longtime dream of a custom home that suits your every need is within grasp your energy is high and your enthusiasm is endless. 

Building a custom home is a huge undertaking and the more informed you are about the process, the more successful your project will be. The most stressful situations occur when a homeowner has spent all their time dreaming of the interior finishes but hasn’t realized how many steps are involved in getting to that stage. 

Today I’m sharing with you all the steps that must take place before any construction begins on your dream home. And if this doesn’t scare you then you’re ready to build!

9 INITIAL STEPS TO BUILD A CUSTOM HOME

STEP 1 - Client to Create a Budget Range

In order to start the planning process it’s important that you’re able to create a budget range that feels realistic. There are a lot of considerations when building a home and there are a vast range of options. It’s important for everyone to know how to start pricing out the options to present to you. Without a budget, you’ll end up spending too much time in revisions for both the exterior structure and the interior materials. 

My best advice is to spend a lot of time really considering this number early in the process. Be honest with all your key team members about what your maximum budget is including any amounts you’re considering for contingency funds. This honesty will set the foundation for all the difficult decisions and conversations that you’ll be having with your team.

STEP 2 - Meet with Key Players

 Next you’re going to start assembling your team of key players. This will include your custom builder, architect or draftsperson and designer. This is your A team that will be integral to getting this project off the ground. 

STEP 3 - Investigate What Can Be Built on Your Lot

I rely on my partnerships with the experts to handle this stage. In particular, Geoff Berry is one of my contractors that I work with and he’s able to evaluate the land usage based on the zoning for the area where the lot sits. 

In the event that the house is being built in a planned community he’ll refer to strata documents which will outline any guidelines that need to be followed.

STEP 4 - Create your Wish List

This part is typically something that the homeowners enjoy. It directly correlates to the dreams you have for your home so have fun with it. Start to take note of the things you want in your home. How do you want the spaces to function? How much storage will you require? Be as specific as possible in creating this list. If you want a kitchen with a 15’ island that has a sink, a microwave, storage in the back and seating for 8, add all of that to the list. 

It’s also highly recommended that you start collecting images, either ripped from magazines or digitally on sites like Pinterest. This will give your entire team the opportunity to see exactly what your design goals are. Sometimes there can be a misunderstanding about what a “modern kitchen” might look like. Photos take away all ambiguity.

STEP 5 - Initial Plans Are Created

Your architect or draftsperson will now be working on your initial plans. They’re going to bring to life everything you’ve discussed with your team. Once they’re complete you’ll review the design along with your builder and designer. We’ll be reviewing these plans for structural and aesthetic errors along with functionality issues. 

Everyone will make recommendations and the revision requests will be sent back for an updated design.

STEP 6 - Finalize Budget 

Now that you have a solid architectural plan in place the budget will be reviewed, adjusted and finalized. At this stage it’s possible to provide realistic quotes for materials based on the exact size and layout of the home. 

Often this will be the time when some adjustments to your wish list will need to be considered. The good news is that if you spend the time adjusting and modifying your wish list at this stage the rest of the process will move along more quickly. 

STEP 7 - Finalize Technical Details 

Your builder will now bring in any 3rd party advisors like a structural engineer whose advice is necessary to proceed. Often the recommendations of these experts are contingent on securing a building permit. If there are any change recommendations made you’ll be consulted and a plan of action will be created. 

STEP 8 - Secure Your Permits 

Cranbrook building permits typically require 4-5 weeks. Your builder will take care of all that is required to secure your permit. Once you’ve received your permit, the construction phase is ready to begin.

STEP 9 - Construction Begins

Get your work boots and hard hat ready. You’re about to watch your dream come to life.

FREQUENTLY ASKED QUESTIONS

We’ve gone through all the steps required to get you to construction but there are probably still a lot of questions rumbling through your mind. Here are the most frequently asked questions from homeowners building for the first time.

Does Cranbrook require a land survey to get a building permit? 

Some local areas require a land survey if there aren't clear property pins that can be located. We use McElhanney Engineering for our surveying. Most permits just require a plot plan in your plans to show where the house would be located.

What is a typical timeline for construction of a new build?

Timelines will depend on the contractor and how custom the house is. The timeline can vary from 6 months all the way up to 18 months.

How Do I Find a Great Builder?

Having a great builder is crucial to the success of your project.

Ask friends, family, or tradespeople about potential contractors or builders you might be considering. You want to know about the pros and cons of each company. Are they specific about what is included in their build? Will they provide budgets for each area of the build?

Always use a builder that includes a new build home warranty. It's amazing how many contractors don't offer one.

Does Cranbrook Require an Arborist’s Report? 

The City of Cranbrook doesn’t require an arborist report but in the RDEK ( Regional District of the East Kootenays) new builds do need to fill out a Wildfire Development permit. This stipulates how far back the trees need to be cut in relation to where the house is located. There is nothing required in the city of Cranbrook.

How Can I Find a Draftsperson or Architectural Technologist?

I’m often asked this question. Check first with your designer or contractor as they work closely with these people. Some builders have their own architect or draftsperson within their organization. You can also ask for recommendations from friends or family that have recently built homes.

Keep in mind that a draftsperson is typically less expensive than an architect. Cranbrook building code doesn’t require an architect for residential buildings so you may opt to use a draftsperson instead.

Stock blueprints are also an option if the land you’re building on doesn’t require a custom footprint.

Who Are Your Preferred Contractors in Cranbrook?

I’ve been lucky enough to work closely and regularly with these 3 outstanding contractors:

• Geoff’s Contracting 

• Joe Brons Construction

• BMK Bannister Homes

When Should I Call My Designer?

The sooner the better. It’s always advisable to assemble your team as early as possible so that everyone is up to speed and working on the same page. I like to be brought in once the initial plans have been completed. This gives me the opportunity to review the plans with you. Since my perspective focuses on the interior and the way you live I can offer insight that a builder may have overlooked. 

I’ve had occasions where the floor plan layouts are not ideal and had to be reworked. There have also been instances where living rooms or bedrooms have not been big enough and would have prevented clients from bringing either their existing furniture or their new dream furniture into the room.

Right now I'm starting a project where we have too much space in the kitchen area. Some of that space would be better served in creating a powder room or a bigger walk-in pantry.  We're looking at those options to rework that space but if the homeowners had waited to include me it may have been too late to correct the error.

Why Do I Need to Select Materials During the Planning Stage?

The planning stage is when quotes are prepared so while you don’t have to know the exact materials you should be considering your options and discovering what your preferences are. 

Be specific about the types of materials you want to use in your project. Without clarity, your team may be quoting items that are inferior to what you have in mind. The result will be disappointment on your end and potentially wasted time resourcing and requoting.

Consider whether you prefer hardwood or vinyl, laminate or stone counters, builder grade cabinets or custom, etc. 

The same goes for exterior materials. Would you prefer quotes that include vinyl or wood windows? What type of siding do you envision? This ensures a realistic budget, and gives clients an idea of what they can afford.

What Will My Designer Do During the Process?

During the initial planning stage you’ll meet your designer as often as required. This depends on how happy you are with your initial plans. I’ll be looking for potential issues with room sizes as well as traffic flow.

I like to tackle choosing exterior materials in the initial planning phase because some materials such as windows and doors can take up to 12 weeks to arrive and garage doors can take up to 32 weeks to arrive these days. 

During the construction phase we’ll have several meetings. We start by determining the best layout for cabinetry, plumbing, and electrical installation.

Together we’ll do a walkthrough with the electrician to find the correct placement for light fixtures. We’ll consider hanging fixtures, wall sconces and vanity lights.

I’ll work on refining cabinet designs. This will include selecting door profiles, cabinet inserts, colours, hardware and appliances. It’s important to make appliance selections early on because these usually have the longest lead times.

Homeowners are often surprised at how early in the process the plumbing fixtures are selected. This happens so that proper rough-ins can be ordered. Rough-ins are specific to the brand for items like shower and bath fittings so it’s important to make fixture decisions early on. 

Lastly, I’ll refine interior finishes. This includes flooring, tile, counters, interior millwork and doors, paint, light fixtures, plumbing fixtures. There are a lot of decisions being made quickly. The more clarity you have early on, the easier this stage will be. Any delays in selecting materials can hold up a project down the line.

What Are Things Homeowners May Not Have Considered?

1. Don't forget to consider landscaping costs and pre-book your landscaper. In Cranbrook there can be up to a two year wait.

2. Leave room in your budget for furnishings. Rarely will furnishings from your previous house integrate well into your new home.

3. Leave room in the budget for window coverings. The average cost to outfit an entire home in blinds is about $20,000. Drapery is significantly more than that. 

4. Before choosing window styles, consider what kinds of window coverings you intend to use once the build is complete. Standard height ceilings are 9ft these days and blind with cords are no longer an option. Will you need motorization? Should you consider hardwired motorization? If so, this needs to be determined at the beginning of the build.

5. Using wood windows will limit your choices for inside mounted blinds because of the different layers of wood inside the window.

6. The majority of blinds require a 3" inside window depth to be mounted.

If you’ve made it all the way to the end and still want to proceed with your home build, congratulations. This is a lot for most homeowners to absorb. The key to success is having the right team with you to guide you through the process.

If you’d like to learn more about how I can help you with a new build or renovation, contact me. I’d love to chat with you.

Warm regards,

Adrienne