We have now moved into the final stage, Construction Documents.
Construction Documents are just that, documents used for the purpose of securing a building permit and to use to build the structure. (If a contractor tells you he doesn’t follow the plans, walk away, you will not get what you want, you will get whatever he builds.)
These documents are the fruit of your labor, so to say. They visually and textually communicate your ideas and desires to the permit review office so they can determine if it fits within the codes they have set forth for their area and also communicates how you want this structure to be built and what materials you want to use and where you want them.
It dictates the placement of the house on your lot and of the rooms within the house. It dictates the room sizes and the door and window sizes and placement. It dictates the exterior materials and can dictate the actual colors you want inside and out.
These are very important documents and you worked hard to get to this stage. With these in hand, you have the ability to finally see your build come to life. Now you can sit back and relax. Well, maybe not.
First, as stated above, these plans will be used to acquire your building permit. Several copies will be needed. Hopefully, by this stage, you have chosen a contractor to build your home and have made your selections of materials and finishes.
Your contractor will then send these drawings into the permit office for approval. Yes, they may make comments and require some corrections. They may have a requirement that exceeds the standard codes, which they are allowed to do. At this point, comments are sent back to the contractor, who should send to the designer to get revised drawings with the comments addressed. This is actually very typical as designers do not know every detail of every localities codes. The corrections should be made expediently and returned to the permit office for review. Once this is done, you should get an approval and you can move to the next step of construction.
It should be noted that every locality has their own timeline on getting permits approved and their own set of guidelines to go by. They are based on the International Residential Code book, but it is within their right to add to this set of codes. As of this post, the IRC2022 is being planned out and most localities are still using the IRC2012 to the IRC2015 codes, so your designer may know the main code book, (Which is about 2″ thick) but may not realize that your area has added something more stringent to a specific code.
Got the permit, now what?
At this stage, your house has probably already been staked out, silt fence up and equipment brought in to begin digging for the foundation. At the very least, your contractor will have a start date for all of this scheduled out. You will begin to see your site developed and your foundation placed. During the construction, there will be many inspections, depending on the permit office and your area. Your contractor can let you know what their schedule is and it is your responsibility to stay on top of the schedule and the budget.
Things like weather and material delays can change the schedule, often dramatically. So, when you go over the schedule with your contractor, you may want to find out what his/her contingencies are for things like “acts of God”, or just severe weather that stops the project for days. What they do if materials are delayed, what they have in place to secure your lot and materials.
Now, you are under construction and your dream home is being built. Congratulations and enjoy it for years to come.
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