Building  a house

1. Financing: Before you start anything you might want to talk to your bank or a mortgage company to make sure your are able to get the money needed to complete the house. Don't forget to budget for the driveway, sidewalks, landscaping, fencing, blinds and maybe even some new furniture or appliances.
    
2. Plans: You could either find a suitable building lot and then a plan to suit the lot, or if money is not a problem and you have your heart set on a specific plan, first get your plans and then a lot to suit the plan. Before you choose a plan, take into account your lifestyle and your budget. It is very easy to go over budget or choose a plan that looks ideal on paper, but does not suit your family.
   Make sure you have enough copies of your plan, 10 would be really nice. Your building permit will take 2 or 3 copies and you will probably have to leave a plan at your place of lending. That leaves you with 6 or 7 copies left. Many of the sub trades need a plan to price out their work, make sure you remember who has a plan and get it back when they are finished with it.
    
3. Estimates: Get cost estimates from all the sub trades needed to complete the job.  Make sure that you get several quotes from each sub trade, at least 3 or more, stick to REPUTABLE companies and you will be able to ELIMINATE a lot of problems afterwards. Compare all the quotes to make sure they include the same materials and work, and of course the quality of the material. Cheaper is not always better. Have the material list checked by someone who knows a little about it. Do not be afraid to ask questions.
    
4. Building Permit: After your plan has been approved by the developer of the subdivision take your plans and a Plot Plan to City Hall for the building permit.
   A Plot Plan is a drawing of how and where your house will be placed on the lot.
   Depending on the time of year and how busy they are it could take from 2 to 6 weeks before the permit is ready to be picked up.
   When you receive your building permit, you will receive a list of conditions that must be met. Example: some beams must be engineered or the soil must be tested.
    
5. Getting Organized: While you are waiting for the permit you have time to get organized and start arranging for: If you are your own General Contractor the first trades to contact are the Surveyors, Framing crew and Excavator.
   Contact the electric company to get temporary power and if this takes to long, there is usually a friendly neighbor who will let you use their power for a small fee. You should contact all the trades you have selected to confirm their availability, when confirming ask each trade during what stage of construction they need to come in to do their job.
    
6. Excavating: When the framer or the surveyor has marked where the house will be situated on the lot the excavator comes in and digs the hole for the foundation.
   Optional: Surveying, Although it may cost a bit more, in a tight situation you may want a surveyor to mark the corners of the house. Most areas require a survey to be done after the foundation is in. If you get them to come before you start with the footings it will cost only a little more but it could possibly save you a lot of money and frustration. Many a foundation has had to be moved or entirely redone because it was in the wrong spot. You may want to dig to the service hook ups at this time. Ask the Plumber and Electrician about this. The plumber will do the Storm, Sanitary Sewer and Water Connections. These will have to be inspected by a City Inspector, and the Water Company will want to see the water connection. The electrician will lay pipes for Cable, BC Tel, and any electrical connections. The wires and cables will be pulled through by the respective Utilities at a later time. The connection can be dug at a later time if necessary.
    
7. Concrete: If the footings are poured first the concrete truck will come twice, once to pour the footings and then again after the foundation has been built. Or if the foundation is built at the same time, the concrete can be poured for the footings and the foundation at the same time. When pouring ( usually done by the framing crew ) make sure that there are enough people to do the job, especially when the temperature is below freezing.
    
8. Strip Foundation: Usually the day after the concrete has been poured the foundation can be stripped. The Concrete company should be called to pick up their forms. Try to place the stripped materials in a place where they are out of the way and will stay straight and clean.
    
9. Framing: The materials needed for framing should be delivered by the lumber yard. If needed any engineered beams should also be delivered to the building site. These beams are often supplied by the truss company                                 *  Order Trusses                                                                                                *  Once framing starts establish when the Windows and Exterior Doors should be delivered.                                                                                                      *  At this time you should be sure of the layout of your house; discuss any changes with your framer. Alterations later on can be messy, costly, and very frustrating for the framing crew. Drop by at the end of the days work. And do not forget that they are there to make a living. Make sure they can do their job by having the materials on site when they are needed.                                       *  Be certain to discuss with your Framer the work which will be included in the quote he gave you. For example supplying nails, framing up sidewalks and the driveway, etc.
    
10. Trusses: When the framers are ready to place the trusses a crane should be on site to lift the trusses to the roof. If the plywood for the roof has not yet been delivered, make sure it is on the site at this time.
    *  Cabinet sales person should come down and mark out the layout of all the Cabinets.
    *  If possible have the large items, such as bath tubs and showers brought in during framing. If this is impossible then some studs might have to be removed to create enough room for the items to fit through easily.
    NOTE: Too many people working at the same time could create problems. Each trade needs space and time to do a proper job.
    NOTE: Heating should be started before the plumbing because they are more restricted. It is easier for the plumber to go around the heating then visa versa. Same goes for the Electrical. If this is not possible make sure your furnace installer talks to the plumber
     
11. Heating & Plumbing: Roof vents should be installed before the roofers go to work.
    Note: It is very important that the Heating & Plumbing Trades know where the cabinets are to be installed.
    Heating pipes do not require inspections. You will have to make sure that they do not cause annoying squeaks afterwards. It is a good idea to find the squeaks now, and have them fixed, than to live with them later. If you are getting a fireplace don't get one that just looks nice, make sure it is an efficient heating unit. Direct vented and sealed fireplaces are usually the best.
     
12. Roofing: Once the Framers are done with the roof and all the vents have been installed it is time for the Roofers to do their work. Roofers will supply roof vents for the ventilation of your attic and they should be able to place them in the proper places.
     
13. Electrical: Electricians start with their wiring.
    Note: It is very important that the Electrician knows where the cabinets are to be installed.
    Note: Walk through the house with the Electrician and show them where you want all the outlets to be installed. Think of a place for a christmas light plug with a switch inside. High quality stove and bathroom fans are very important. It is well worth the extra cost. Most Electricians will install the Cable and Telephone wires. If not contact BC Tel and the Cable Company to install the necessary wires.
     
14. Doors & Windows: When the exterior doors and windows are installed, the house can be locked up. This is usually when you will receive your first draw.
    Make sure the windows price includes screens and night locks. It is very frustrating when you do not notice that the excellent price you got does not include these items. A very nice alternative to vinyl windows is wood windows. Very classy. The Exterior Doors and Windows should be delivered before the Framers are finished with the roof so they won't have to come back for them later.
     
15. Inspections: Heating & Plumbing will both have to be inspected by City Hall and the Electrical by the Provincial Inspector. Each of these trades will usually call for their own inspections.
     
16. Framing Inspection: Building inspector from City Hall. Although, at times, it may seem that the Inspectors only purpose is to create problems for you, do not ever forget that they are doing a job which concerns the safety and to some extend the quality of your home. Any infractions you get should be fixed. You will almost always get some, but at least you know that they are doing their job. At times they will have suggestions, and with few exceptions, they will be most helpful. The Inspector will not pass the Framing Inspection until the Heating and Plumbing rough-ins have been installed, but if something is wrong with the framing you could have a bit of a mess on your hands. You might want the Inspector to come before any other trades people come in to check if the actual framing is to code.
     
17. Siding, Soffits & Gutters: Most Siding Companies will also install the soffits and gutters, but if not these will have to be done after the siding is on.
    There are several different materials and styles available. In certain subdivisions you may be restricted to what you may use. Find out before hand. If you want a basically maintenance free house, use vinyl siding and have all the wooden posts and exposed wood wrapped36. Decking: This should be done after the stucco or siding is up and will usually be prepared by the Framing Crew for your choice of finishing. There are different ways to finish your deck such as Vinyl Decking, boarding which can be stained or painted just to mention a few. If you want a low maintenance home certain types of decking last much longer then others.
     
18. Railing: If your deck is 24" or more off the ground it will require a railing. There are different types of railing to choose from such as, Wooden, Aluminum, PVC, Tempered Glass, etc.. Again some railings last for years without any kind of up keep and others need constant care.
     
19. Landscaping: In most subdivisions, at the time of purchase, you must give a Performance Deposit. According to most Purchase Agreements this deposit will be returned after you have completed the exterior of the house according to agreement and this usually includes the front yard landscaping.
     
20. Insulation: Insulation may now be installed except for the blown insulation which is better done after the ceiling has been boarded.
    Poly Vapour is placed between the insulation and the drywall and the insulation is sealed around the windows, doors and all outlets.
    *  Drywall should be delivered after the Insulation is installed.
    Note: Insulation can be used for sound proofing. Consider bathrooms, laundry rooms, bedrooms, and in between the floors.
     
21. Drywall: Drywall may be started after the Insulation has been inspected and passed. Boarding goes quickly. The taping and sanding depends on the time of year and what kind of heat you can supply. You may have to get a heater from the Rental Company. Any additional sound proofing can be done by the drywallers. For example sound bars, etc
     
22. Finishing Carpenter: At this stage get all your finishing materials brought in.
    The Painter may want to paint any moldings or doors before the Finishing Carpenter touches them. In this case the Painter should come in before the Finishing Carpenter. Where linoleum is to be laid, the installer might prefer to have the molding done after they are finished. Molding is usually put on before the carpet is laid.
     
23. Painting: The Painter will usually paint the kitchen and bathrooms first so the Cabinets can be installed. The Painter will also do all the caulking of the trim to make it appear almost seamless. If you wish to do the painting and decorating yourself, there are many shops which will have everything you need along with advice and ideas.
     
24. Linoleum: The flooring should be installed before the cabinets are installed.
    Although some people may disagree and want to install the cabinets before the linoleum we feel that if you install the linoleum first, the linoleum will have fewer cuts in it, which might eventually break or curl and there is less chance of moisture seeping under the linoleum and weakening the glue.
    The painting is usually finished in the rooms where the cabinets are to be installed first, when the painting is finished the flooring should be done.
     
25. Cabinets: When the Painter is finished painting the rooms where Cabinets are to be installed, the Cabinets should be delivered and installed. The best way is get several quotes; most will be basically the same price, some higher some lower. The quality of materials used is sometimes overlooked, so always double check the cheaper prices. They may not be worth it.
     
26. Tile Work: Any Ceramic Tile work can now be done. Remember, too many people in the house at the same time is not a good idea.
     
27. Plumbing: The kitchen and bathroom fixtures should be installed.
    At this time they will install the sinks, taps and toilets, they will hook-up the water tank.
     
28. Light Fixtures: The Electrician will now hang the Light Fixtures and put on the wall plates. Some Electricians will include an allowance for light fixtures. Make sure you know what is included in the the price they gave you.
     
29. Hardwood Floors: Your flooring should be the last thing installed. You do not want the new floor scratched. Hardwood Flooring is durable, clean and very beautiful with many styles and colors to chose from. It can be installed in only your Entrance Hall or your entire house.
     
30. Carpet: When the Painting, Cabinets, and Tile are done the carpet may be installed. The Carpet should be the very last thing that gets installed. You do not want any stains even before you have had chance to make the first one. Clean: Even though most of the trades people clean up their own mess, you want to make very sure that especially the floor is clean and nothing is protruding before the linoleum or carpets are put down.
     
31. Finishing: There are usually some marks on the walls from the Cabinets or Flooring and the Painter will come back to touch-up those spots. Also if necessary the finishing Carpenter will finish anything that still needs doing.
     
32. MOVE IN!