{"id":348,"date":"2013-02-09T22:19:42","date_gmt":"2013-02-10T02:19:42","guid":{"rendered":"http:\/\/legendaryhomesinc.com\/blog\/?page_id=348"},"modified":"2013-02-18T11:18:32","modified_gmt":"2013-02-18T15:18:32","slug":"sites-permits-and-subcontractors","status":"publish","type":"page","link":"https:\/\/legendaryhomesinc.com\/blog\/understanding-the-building-process\/sites-permits-and-subcontractors.html","title":{"rendered":"Sites – Permits and Subcontractors"},"content":{"rendered":"

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Be sure to check out the previous page about Planning and Finance<\/span><\/a><\/span><\/p>\n

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.<\/span><\/p>\n

NOTE:\u00a0<\/strong>If you don\u2019t have much experience in construction, we recommend that you let Legendary Homes provide the complete \u201cturn key\u201d service for the construction of your new home!<\/em><\/span><\/p>\n

Finding A Site<\/span><\/h2>\n

There are a few major items to consider when buying a site for the construction of a new home<\/em><\/strong>.\u00a0 It’s best to find higher ground for the placement of the home so you can get proper drainage.\u00a0 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.\u00a0 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.\u00a0 Easements and lot restrictions can also influence where the house can be located on the property.<\/span><\/p>\n

Something else to consider is how far utilities are from the location you want to position the home at.\u00a0 Each area varies, but to give you an idea for much of lower Michigan where Consumers Energy is the electric provider.\u00a0 They will run up to 600 feet of overhead electric from the nearest poles and wires at no cost.\u00a0 Normally anything beyond that they will charge per foot.\u00a0 If you plan on doing underground they will charge by the foot from the point they need to connect to.\u00a0 It is best to set it up and meet with a representative from the power company to get an idea of any additional costs.\u00a0 Natural gas is also something to take into consideration of how far the run will need to be in considering costs.<\/span><\/p>\n

One of the main considerations of property is going to be the sewer system.\u00a0 If it’s in a city, you will want to be sure to check on the tap in fees and associated costs.\u00a0 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.\u00a0 A perk test can tell a lot as far as what type of soil is there.\u00a0 Ideally you will want sand or gravel for the lowest costs.\u00a0 If the land is clay, then you should expect to pay more for the septic system which could likely be a mound system.\u00a0 This varies much from county to county so this is something that is good to know.\u00a0 Also to get an idea of they type and depth of wells in the area and if finding water can be an issue.<\/span><\/p>\n

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.<\/span><\/p>\n

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.<\/span><\/p>\n

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Permits & Inspections<\/span><\/h2>\n

It’s also the responsibility as a general contractor to make sure to get the proper permits pulled.\u00a0 Also you will need to make sure that proper building codes are met and that you get the required inspections.\u00a0 In many cases when hiring a subcontractor<\/strong> such as plumbing, mechanical (heating and cooling) and electrical, they will pull the permits and get inspections with related items.<\/span><\/p>\n

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.<\/span><\/p>\n

Planning Details<\/span><\/h2>\n

It is important to have\u00a0 a detailed plan of construction before you start.\u00a0 This isn’t just the plans of the house, but of the construction schedule and the work details that are as complete as possible.<\/span><\/p>\n

It there are things that aren’t fully explained you risk the construction being delayed with the subcontractors.\u00a0 It’s best to be proactive and make sure that the instructions are as complete as possible and scheduling is confirmed.<\/span><\/p>\n

Getting & Comparing Bids<\/span><\/h2>\n

You will need to send plans to the different subcontractors showing the required improvements required.\u00a0 If you as the homeowner aren’t doing the work yourself, you will need to be sure to get bids from licensed subcontractors.\u00a0 It may take a week or so before you get responses.\u00a0 Many bids may look very different, but as long as they have the same labor and materials covered you should be alright.\u00a0 You should not look for bids that are just lower in price, but be sure you compare what is included.\u00a0 Often times the lower cost bid may not save you money in the long run.\u00a0 It is usually very helpful to get bids from subcontractors who have experience doing work on modular homes.<\/span><\/p>\n

Choosing Subcontractors<\/span><\/h2>\n<\/div>\n
It is best to have your home floor plan available before you start calling the subs.\u00a0 It’s best when you gather bids, to get references and also license numbers (if applicable in your area).\u00a0 Another thing to be sure of is to get a proof of liability and worker’s compensation insurance.\u00a0 You will also want to be sure to get yourself added on as “additional named insured”.<\/span><\/div>\n
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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.\u00a0 Also if they do a good job.\u00a0 I can tell you from experience that hiring good contractors is usually worth paying a little bit more extra money for.\u00a0 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.\u00a0 You’ll be able to trust them more and it can prevent unpleasant experiences.<\/span><\/p>\n

Buying Insurance<\/span><\/h2>\n

If you do a construction loan, then your lender will require you to have a policy for Builder’s Risk.\u00a0 If you are building your home with your own funds, this is still an important step you will want to follow.\u00a0 Many insurance companies will insure a “new construction” policy which will include the builder’s risk coverage.\u00a0 If you would like a quote you can call Rutledge Agency at (517)286-6245 to get the required coverage.\u00a0 The builder’s risk policy is similar to that of a homeowner’s policy, but covers the home during the construction.<\/span><\/p>\n

It’s a good idea to talk with an insurance agent about these options.\u00a0 Insurance is cheap compared to what a loss could be if something happened due to fire, theft or vandalism.<\/span><\/p>\n

NOTE:\u00a0<\/strong>If you don\u2019t have much experience in construction, we recommend that you let Legendary Homes provide the complete \u201cturn key\u201d service for the construction of your home!<\/em><\/span><\/p>\n

Next Step: Excavating & Foundation<\/a><\/span><\/h3>\n

Please leave any comments below and “like” and “share” this post about Sites, Permits & Subcontractors!<\/span><\/h3>\n

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Legendary Homes<\/span><\/a> Proudly Services the Following Communities<\/strong><\/span><\/h1>\n

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Addison MI<\/span>
\n Adrian MI<\/span>
\n Allen MI<\/span>
\n Amboy Center MI<\/span>
\n Austin MI<\/span>
\n Ann Arbor MI<\/span>
\n Bankers MI<\/span>
\n Blissfield MI<\/span>
\n Britton MI<\/span>
\n Brooklyn MI<\/span>
\n Camden MI<\/span>
\n Canton MI<\/span>
\n Cement City MI<\/span>
\n Clayton MI<\/span>
\n Clinton MI<\/span>
\n Coldwater MI<\/span>
\n Columbia MI\u00a0\u00a0<\/span><\/td>\n		Concord MI<\/span>
\n Divils Lake MI<\/span>
\n Deerfield MI<\/span>
\n Dundee MI<\/span>
\n East Lansing MI<\/span>
\n Eaton Rapids MI<\/span>
\n Frontier MI<\/span>
\n Grass Lake MI<\/span>
\n Hanover MI<\/span>
\n Hillsdale MI<\/span>
\n Horton MI<\/span>
\n Hudson MI<\/span>
\n Jackson MI<\/span>
\n Jerome MI<\/span>
\n Jonesville MI<\/span>
\n Lansing MI<\/span>
\n Leoni MI<\/span><\/td>\n		Liberty MI<\/span>
\n Litchfield MI<\/span>
\n Manitou Beach MI<\/span>
\n Michigan\u00a0 Center MI<\/span>
\n Morenci MI<\/span>
\n Montgomery MI<\/span>
\n Moscow MI<\/span>
\n Mosherville MI<\/span>
\n Munith MI<\/span>
\n Napoleon MI<\/span>
\n North\u00a0 Adams MI<\/span>
\n Norvell MI<\/span>
\n Onsted MI<\/span>
\n Osseo MI<\/span>
\n Parma MI<\/span>
\n Pleasant Lake MI<\/span>
\n Pittsford MI<\/span><\/td>\n		Quincy MI<\/span>
\n Reading MI<\/span>
\n Rives Junction MI<\/span>
\n Sand Creek MI<\/span>
\n Somerset MI<\/span>
\n Somerset Center\u00a0 MI<\/span>
\n Spring Arbor MI<\/span>
\n Springport MI<\/span>
\n Tecumseh MI<\/span>
\n Tekonsha MI<\/span>
\n Three Rivers MI<\/span>
\n Tipton MI<\/span>
\n Vandercook Lake MI<\/span>
\n Waldron MI<\/span><\/td>\n		\u00a0<\/span><\/td>\n\u00a0<\/span><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

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