The Construction Process
Milton American will keep you informed and involved throughout the home’s construction process. There is a lot to know about the building process and we take great pride in sharing our knowledge and experience with the homeowner. Please read the following information to learn how the home will be built. As you begin to understand the process, you will understand what you can look forward to during the exciting days ahead. You will also discover Milton American is with you every step of the way.
Before Construction Begins
Construction usually begins 30-60 days after you sign the appropriate contract. It is, however, subject to potential holdups such as the local building jurisdictions permit approvals, utility availability, construction backlogs, delay in the developer’s delivery of lots, availability of materials and subcontractors, changes requested by the homebuyer and the degree of difficulty encountered in initiating those changes plus the time for independent inspections. The most frequent cause of delay is usually weather, specifically rain in the Pacific Northwest along with other poor site conditions.
Your Job Site Supervisor will give you an estimated date when construction will begin on the home, as well as the average number of days for typical construction in your community.
The Construction Process
Milton American’s construction process is divided into multiple phases:
· Site Preparation
· Exterior Envelope (Roofing, Windows, Doors, Siding & Masonry)
· Rough In (Plumbing, Electrical, Security & HVAC)
· Gypsum Wallboard
· Final Grade and Exterior Amenities
· Interior Trim
· Hard surfaces (Tile, Vinyl, & Countertops)
· Fixture Trim Out (Plumbing, Electrical, Lights, Security & HVAC)
· Punch List
It all starts here! Listed below are some of the tasks that will be completed during this phase:
- Permits and approvals are secured from the local building jurisdiction.
- Temporary power is installed.
- A temporary address sign is posted.
- A construction entrance is completed for clean and easy access to the site.
- Milton American determines the footprint of your home on the home site.
- Your home’s position and orientation (“right” or “left”) is determined by such factors as terrain, drainage, utility easements, and municipal requirements for setbacks and side yards. Due to technical requirements, Milton American generally assumes sole discretion for home placement.
- Your home site may be surveyed and marked to show final positioning.
- The land is cleared of obstructions, and the soil is prepared for construction.
- Existing trees may be removed from the home site as necessary, based on state and local laws and sound building practices. Milton American does not accept responsibility for the life of existing trees.
This is one of the most important phases of construction. Typically, the foundation is designed by a licensed structural engineer and is then inspected by the local building jurisdiction before the concrete is poured. Listed below are some of the tasks that will be completed during this phase:
- The foundation footings and wall forms are set in place.
- Rebar is installed in the footings and walls for structural reinforcing.
- The foundation is then inspected by the local building jurisdiction.
- Concrete is poured to complete the foundation.
- The foundation forms are removed within the next few days.
- Backfill commences and the lot grade is established.
After the foundation is in place and the backfill completed, the structure is ready to be framed, a process that normally takes two to six weeks depending on the size and difficulty of the home. Listed below are some of the tasks that will be completed during this phase:
- The vapor barrier is installed.
- The exterior walls, interior walls, and roof are erected. Wood studs, beams, floor joists and/or floor trusses, and rafters are used to create the skeletal structure of the home (Milton American typically uses engineered I joists for the floor framing).
- The exterior wall sheathing is inspected by the local building jurisdiction for shear wall requirements.
At the completion of this phase, the house is considered “dried in”. Listed below are some of the tasks that will be completed during this phase:
- Windows and exterior doors are installed.
- Roofing is installed per plan specifications.
- Siding is installed per a plan specification.
- Brick or stone veneer is installed during this phase if specified.
- The Garage slab is generally poured during this phase.
Milton American typically installs fiber cement siding for all horizontal siding. Fiber cement is an extremely hard material made from cement and wood fibers that is typically impervious to rot, warping, and termites. Fiber cement siding generally carries a 25-year manufacturer’s warranty.
It can be difficult to see the progress that’s being made during this phase, but important work is going on inside the walls of your home. Listed below are some of the tasks that will be completed during this phase:
- Plumbing supply and waste pipes are installed.
- The electrical wiring is installed along with cable TV, Telephone, Security and Data (cat5).
- HVAC (heating, ventilating, and air conditioning) equipment and ducts are installed.
- Vacuum and other specialty items are roughed in during this phase.
- The rough in systems are inspected per local building codes.
During this phase, the home will be insulated from the exterior elements. The first three tasks in this phase are commonly referred to as “foam & seal”. Listed below are some of the tasks that will be completed during this phase:
- Weather stripping is installed around all exterior doors and windows.
- Caulking is applied to all exterior corners and plates on all floors to create a seal.
- Expanding foam insulation is placed in the penetration of wall plates common to the crawl space and attic.
- Wall and floor insulation is installed.
- Sound proofing batts are installed during this phase if specified.
This is an exciting phase. Rooms are finally defined and the home is beginning to look less like a construction project and more like a home. Listed below are some of the tasks that will be completed during this phase: In this phase:
- Gypsum wallboard, also called sheetrock or drywall, is installed.
- Nailing inspections are completed by the local building jurisdiction if required.
- The walls are then taped and floated with drywall mud to cover holes and seams.
- Texture is applied to the walls.
Painting brings color and personality to your home. Milton American typically uses latex (water based) premium paint. Listed below are some of the tasks that will be completed during this phase:
- Interior painting, caulking, and staining are completed.
- Trim material is caulked, puttied and sanded, then primed and painted with high-grade enamel.
- Exterior painting and staining is completed, dependent on weather conditions.
Final Grade and Exterior Amenities
This is the phase where the exterior setting of the home starts to take shape. Listed below are some of the tasks that will be completed during this phase:
- Final grade is completed.
- The driveway, sidewalks, patios and porches are completed.
- Gazebos, awnings and arbors are constructed when specified.
- Fencing is installed when specified.
The interior trim phase focuses on the fine carpentry details that finish a home. Listed below are some of the tasks that will be completed during this phase:
- Hardwood floors are installed.
- Bath and kitchen cabinets installed.
- Moldings and baseboards are installed.
- Interior doors are hung.
- Interior stairs railings are constructed.
This is the phase when the home starts to come to life with color. Listed below are some of the tasks that will be completed during this phase:
- Vinyl floors are installed
- Tile floors, counter tops, showers and tub decks are installed.
- Solid surface countertops are installed.
Fixture Trim Out
Once the painting is finished; the mechanical details can be added. Listed below are some of the tasks that will be completed during this phase:
- If specified, pre finished hardwoods are installed at this point.
- Plumbing fixtures are installed.
- Electrical trim out is completed. Switches, plugs and lights are installed.
- The HVAC thermostat, heat registers, grills are installed. The HVAC components are calibrated and tested for maximum efficiency.
- The alarm keypads and control panel are mounted if specified.
Finally, many of the final details can be added to your home. Listed below are some of the tasks that will be completed during this phase:
- Bath and Kitchen hardware is installed.
- Mirrors are hung.
- Kitchen appliances are installed.
Once the interior of your home is complete, we again focus on the outside. Listed below are some of the tasks that will be completed during this phase:
- The sprinkler system is installed if specified.
- Topsoil is spread out, lawns, trees, plants and other shrubs are planted. Typically, Milton American uses beauty bark to cover the topsoil.
This is one of the most exciting phases in the construction process. The installation of the carpet is a sign the home is nearing completion. Listed below are some of the tasks that will be completed during this phase:
- Carpet is installed.
- Any remaining floor moldings are installed and painted.
- The home Owner walk through is conducted after completion of this phase.
During this phase, Milton American puts the final touches on the home. It is also a transition phase when the home is turned over to its new owners. Listed below are some of the tasks that will be completed during this phase:
- Doors are placed back on their respected door frames.
- Door hardware is installed.
- Your home is inspected by the local building jurisdiction for the final building inspection. The inspector will check the electrical, plumbing, HVAC and safety features of the home. They will then issue a “Certificate of Occupancy” (where applicable).
- The punch list is completed along with any homeowner concerns.
- All final paint and stain is touched up.
The home is now ready for the homeowner orientation, closing, and move-in.