Sites – Permits and Subcontractors

modular home permits and subcontractors

Be sure to check out the previous page about Planning and Finance

Many first time home buyers acting as their own general contractor are eager to start building right away, but this is where the main leg work really begins for the whole building process to go smoothly.

NOTE: If you don’t have much experience in construction, we recommend that you let Legendary Homes provide the complete “turn key” service for the construction of your new home!

Finding A Site

There are a few major items to consider when buying a site for the construction of a new home.  It’s best to find higher ground for the placement of the home so you can get proper drainage.  You don’t want to put the house in a low spot such as the bottom of a hill where water run off will head.  Another thing to consider is if there are any easements that dictate where utility lines can go or if someone else has rights to that part of the land.  Easements and lot restrictions can also influence where the house can be located on the property.

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Something else to consider is how far utilities are from the location you want to position the home at.  Each area varies, but to give you an idea for much of lower Michigan where Consumers Energy is the electric provider.  They will run up to 600 feet of overhead electric from the nearest poles and wires at no cost.  Normally anything beyond that they will charge per foot.  If you plan on doing underground they will charge by the foot from the point they need to connect to.  It is best to set it up and meet with a representative from the power company to get an idea of any additional costs.  Natural gas is also something to take into consideration of how far the run will need to be in considering costs.

One of the main considerations of property is going to be the sewer system.  If it’s in a city, you will want to be sure to check on the tap in fees and associated costs.  If the land is in the country where city sewer is not available, you will want to be sure to get a perk test done.  A perk test can tell a lot as far as what type of soil is there.  Ideally you will want sand or gravel for the lowest costs.  If the land is clay, then you should expect to pay more for the septic system which could likely be a mound system.  This varies much from county to county so this is something that is good to know.  Also to get an idea of they type and depth of wells in the area and if finding water can be an issue.

The type of soil can also cause the costs to be higher for hauling in sand for back-fill around the foundation, so to have better water drainage.

These are some questions you will want to know about before putting a bid in on a potential piece of property or at least before you begin doing the construction process.

Permits & Inspections

It’s also the responsibility as a general contractor to make sure to get the proper permits pulled.  Also you will need to make sure that proper building codes are met and that you get the required inspections.  In many cases when hiring a subcontractor such as plumbing, mechanical (heating and cooling) and electrical, they will pull the permits and get inspections with related items.

You need to follow up with these subcontractors and be sure they get inspections or you may be ripping out finished work to show the inspectors.

Planning Details

It is important to have  a detailed plan of construction before you start.  This isn’t just the plans of the house, but of the construction schedule and the work details that are as complete as possible.

It there are things that aren’t fully explained you risk the construction being delayed with the subcontractors.  It’s best to be proactive and make sure that the instructions are as complete as possible and scheduling is confirmed.

Getting & Comparing Bids

You will need to send plans to the different subcontractors showing the required improvements required.  If you as the homeowner aren’t doing the work yourself, you will need to be sure to get bids from licensed subcontractors.  It may take a week or so before you get responses.  Many bids may look very different, but as long as they have the same labor and materials covered you should be alright.  You should not look for bids that are just lower in price, but be sure you compare what is included.  Often times the lower cost bid may not save you money in the long run.  It is usually very helpful to get bids from subcontractors who have experience doing work on modular homes.

Choosing Subcontractors

It is best to have your home floor plan available before you start calling the subs.  It’s best when you gather bids, to get references and also license numbers (if applicable in your area).  Another thing to be sure of is to get a proof of liability and worker’s compensation insurance.  You will also want to be sure to get yourself added on as “additional named insured”.

It’s a good idea to call the sub’s references and ask what the subcontractor is like on the job and if they stay on schedule.  Also if they do a good job.  I can tell you from experience that hiring good contractors is usually worth paying a little bit more extra money for.  You may think it’s costing more up front, but if you get someone who doesn’t follow through and finish up, it could cost a lot more in the long run.  You’ll be able to trust them more and it can prevent unpleasant experiences.

Buying Insurance

If you do a construction loan, then your lender will require you to have a policy for Builder’s Risk.  If you are building your home with your own funds, this is still an important step you will want to follow.  Many insurance companies will insure a “new construction” policy which will include the builder’s risk coverage.  If you would like a quote you can call Rutledge Agency at (517)286-6245 to get the required coverage.  The builder’s risk policy is similar to that of a homeowner’s policy, but covers the home during the construction.

It’s a good idea to talk with an insurance agent about these options.  Insurance is cheap compared to what a loss could be if something happened due to fire, theft or vandalism.

NOTE: If you don’t have much experience in construction, we recommend that you let Legendary Homes provide the complete “turn key” service for the construction of your home!

Next Step: Excavating & Foundation

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Legendary Homes Proudly Services the Following Communities

 

Addison MI
Adrian MI
Allen MI
Amboy Center MI
Austin MI
Ann Arbor MI
Bankers MI
Blissfield MI
Britton MI
Brooklyn MI
Camden MI
Canton MI
Cement City MI
Clayton MI
Clinton MI
Coldwater MI
Columbia MI  
Concord MI
Divils Lake MI
Deerfield MI
Dundee MI
East Lansing MI
Eaton Rapids MI
Frontier MI
Grass Lake MI
Hanover MI
Hillsdale MI
Horton MI
Hudson MI
Jackson MI
Jerome MI
Jonesville MI
Lansing MI
Leoni MI
Liberty MI
Litchfield MI
Manitou Beach MI
Michigan  Center MI
Morenci MI
Montgomery MI
Moscow MI
Mosherville MI
Munith MI
Napoleon MI
North  Adams MI
Norvell MI
Onsted MI
Osseo MI
Parma MI
Pleasant Lake MI
Pittsford MI
Quincy MI
Reading MI
Rives Junction MI
Sand Creek MI
Somerset MI
Somerset Center  MI
Spring Arbor MI
Springport MI
Tecumseh MI
Tekonsha MI
Three Rivers MI
Tipton MI
Vandercook Lake MI
Waldron MI
   

 

 

Legendary Homes Proudly Services the Following Counties To Name a Few
Michigan, Ohio and Indiana

 

 

Legendary Homes Proudly Services the Following Zip Codes

 
49234
49233
49203
49282
49261
49249
49281
49246
49254
49230
49204
49257
49201
49220
49263
49202
49283
49253
49241
49262
49265
49250
 49237
49240
49258
49287
49269
49272
49259
48158
49277
49247
49271
49235
49252
49236
49242
48118
49221
49266
49245
49227
49251
49264
48115
49224
49284
49286
49285
49256
49274
49239
49288
49279
49289
48103
49229
48130
48176
49268
48137
48819
49232
49082
 

 

Legendary Homes Inc
10197 S Meridian Rd
Clarklake, Mi 49234
(517)206-2435

 

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Reviews

Very happy with our new home! Todd helped us every step of the way. He answered any and all questions right away, great communication. Very pleased

Aug 04, 2017
William Wilson

Todd was a pleasure to meet with...We've been looking for quite some time to purchase a home, but this seller market has been tough, so we decided to look into modular homes. Todd was able to get us into a consultation quickly, answered all the questions we had for beginners, broke down the pricing and potential unanticipated costs, and presented us with a great deal of material to go home with and review. Eventhough we were able to get an offer accepted on a home within a couple days of meeting with Todd, we will definitely be considering a modular home with Legendary Homes for our future purchase. Thanks Todd!

Aug 04, 2017
Nikki Schaefer

I cannot say enough good things about Todd Rutledge & Legendary Homes. I was frustrated with the running around, people trying to take advantage of my lack of knowledge and the time that I had to spend researching what I needed to do in order to make my move a reality. Then I found Todd. He gave me the information & tools that I needed, he understood & worked with my budget & he showed great professionalism. He was timely & considerate. But most of all, he showed great integrity. I know that I can trust him to look out for my families best interest. He went above and beyond. Thank you Todd!!

Jul 21, 2017
Sherry Phillips

I appreciated Todd taking the time to speak with me at the model house about the various options and things to consider when building a home. He was clear, direct, and easy to work with. Legendary Homes works with Redman Homes, which offers solid construction and just a few decisions to make in terms of finishes. For those who get analysis paralysis, this is a blessing! Definitely worth a look if a solid, simple home is the goal.

Jul 08, 2017
Sean DeGennaro

Todd was extremely knowledgeable and very helpful. We had some questions he didn't have answers for, but he quickly researched and gave us an answer the next business day. I especially enjoy how candid he is with the cost of everything, it gives me confidence that he's not trying to minimize the costs or hide charges for later. Once we find our land, I will be coming back to see Todd.

Apr 10, 2017
Jim Dyson

Very knowledgeable and helpful

Mar 19, 2017
Erin Arno

My husband and I are looking to build a new home, and legendary homes was a local business that we decided to check out. Todd has been fantastic and has answered our many many questions. He made us feel much more confident with modular homes, and had a ton of information for us!

Feb 13, 2017
Alicia Hollstein

Todd is by far one of the best contractors, his knowledge and up front honesty truly stands out. My husband and I enjoyed the blog and all the things we were able to learn. We look forward to building in the future and we will choose Todd for our building needs. Thanks for all your help and time!!!!

Jan 16, 2017
Chantel

My husband and I would highly recommend Legendary Homes! From our first meeting with Todd, until we moved in, we had a positive experience. He did everything he said he would and completed the job in an extremely timely manner. Todd listened to us and made sure we were happy with our new home

Jan 16, 2017
Kathryn J

After contacting several builders in our area, we found that Legendary Homes was by far the most upfront and honest about the costs associated with building a modular home. I started reading Todd's blog and quickly realized he was the best fit for us. We were trying to decide between a couple of pieces of property so Todd volunteered to meet us at each site to give his input. He was very patient with us and quickly answered all of our questions about the process. I would highly recommend Legendary Homes to anyone who is considering building a home.

Jan 03, 2017
Danielle


Contact Us


Hours

For the month of April we are open on Saturdays 10 am to 2 pm.


We are available other times by appointment

Please call or email Todd to set up a time to meet 517-206-2435


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