Home Building Schedule
Although there are several types of foundations available to home builders, basements are a popular choice in Eastern Canada. Temperatures vary widely from summer to winter, and basements are often needed to prevent your home from shifting during freeze-thaw cycles. By pouring the foundation below the frost line, shifting can be avoided. Another factor that makes basements so popular is that they tend to be a much needed utility space for the furnace, hot water heater, HVAC, and breaker panel. Furthermore, many homes use the basement for additional storage, as well as a laundry room. Since basements are so prevalent in our part of our world, it is sometimes hard to believe they are the most expensive square footage to install. But with that being said, finished basements can add great value to your home.
Before construction begins, there are several tasks that must be completed. This schedule assumes you have already done the preliminary leg work such as: secured building plans, completed engineering work, and applied for zoning and building permits. Once those basic steps have been completed, you are ready to break ground. There are six phases in building: Pre-construction Preparation, Foundation, Framing, Interior Work, Exterior Finish, and Interior Finish.
Pre-Construction Preparation (1 Day)
1. Liability Insurance – When determining the recommended and required insurance coverage, ask your lender for advice.
2. Builders Risk Insurance
3. Temporary Facilities – Depending on your project, you may need to bring in a temporary toilet and dumpster.
4. Locate Utilities – Contact power and natural gas companies before you excavate. You do not want anyone to get injured, nor do you want to be liable for damage caused to underground utilities.
5. Install Temporary Utilities – Contact your local utility companies to hook up temporary water and power.
6. Building Permit Issued – Contact your authorities to learn about the building permit process. Give yourself plenty of extra time to get the permit organized.
Phase 1 Foundation (20 Days)
1. Determine Footing Depth
2. Layout Footings – When determining the foundation depth, be sure to consult the depth of the sewer connection. Also, keep in mind that the footing must be set below the frost line.
4. Form and Square Footings (this includes rebar) – To ensure there is enough space for the layout of footing and foundation forms, excavation 3-4’ beyond the footings is required.
5. Footing Inspection
6. Pour Footings – This step is crucial. If the footings are done incorrectly, the layout of the structure will be incorrect as well. To avoid complications, the inspector will check the setbacks, layout of the footing and the reinforcements.
7. Strip Footing Forms
8. Set and Square Foundation Forms
9. Foundation Inspection
10. Pour Foundation – If you are going to use concrete masonry units (blocks), please note they take longer to frame than foundations that are poured in place. Additionally, you may want to consider insulated concrete forms for your foundation walls.
11. Order Framing and Windows
12. Measure and Order Trusses – It is beneficial to measure the foundation after it has been prepared and order trusses based on those measurements. When measuring the foundation, it is important to take masonry veneers into account.
13. Strip Foundation Forms
14. Damp Proofing and Window Wells
15. Fill and Level Basement Floor – When choosing fill, keep pea gravel in mind. It is always an excellent choice because it is 100% compacted. You can use native fill, but it must be compacted to prevent the slab from shifting too much.
16. Sub-rough Plumbing
17. Sub-rough HVAC – Unless you plan on using a radiant floor heat system, the HVAC is not installed under the slab.
18. Sub-rough Inspection
19. Install French Drain
20. Install Water, Sewer, and Electrical Laterals – Generally speaking, it is best to install the laterals at this stage, not at the end of the project.
21. Cover HVAC and Plumbing
22. Lateral Inspection
23. Backfill, Grade and Bury Laterals
24. Install VisqueenVapour Barrier – It is best to install this barrier before pouring the foundation. By installing this first, you can prevent unwanted moisture from rising through the slab.
25. Pour Basement Slab and Garage Floors
Phase 2 Framing (24 Days)
1. Deliver Floor Package – In order to avoid theft, limit the amount of excess lumber on site.
2. Frame House – If the basement will remain unfinished, only load bearing walls need to be constructed at this time.
3. Deliver Second Framing Package
4. Deliver Roof Trusses – Always ensure the engineering specs are delivered and stamped because the inspector will want to verify them. Additionally, measure the roof trusses before they are hoisted.
5. Install Doors and Windows – Ensure the contract clearly specifies who will install the exterior doors and windows. Usually, this is done by the framing crew.
6. Kitchen Cabinet Layout – This is an ideal time to bring in your cabinetmaker. The cabinetmaker will compare the plans against the actual floorplan, and if you do not have detailed cabinet drawings, he can help determine the layout.
7. Order Roofing Materials
8. Install Garage Doors
9. Framing Inspection
10. Rough Plumbing Installed
11. Roofing Materials Delivered
12. Rough HVAC and Gas Lines
13. Plumbing Inspection
14. Order Drywall Supplies – Before you order, evaluate your structure for a close estimate.
15. HVAC and Gas Line Inspection
16. Schedule Gas Lateral
17. Rough Electrical Install
18. Electrical Inspection –This step requires the building inspector to visit your site. The inspector will give your home clearance for the Power Company to install permanent power.
19. Schedule Permanent Power
Phase 3 Interior Work (26 Days)
1. Deliver Drywall Supplies
2. Wall Insulation
3. Insulation Inspection
4. Mark Electrical, Plumbing, and HVAC – Before installing the drywall, mark the location of switch boxes, lights, and return ducts on the floor, so they can be easily found.
5. Install Drywall
6. Temporary Heat – If the temperature falls below 12°C inside the house, temporary heat is needed.
7. Blow-in Attic Insulation
8. Drywall Nailing Inspection – Because screws are superior to nails, drywall panels are only nailed to temporarily fasten the panels to the walls.
9. Order Finish Package
10. Tape and Texture Drywall
11. Deliver Finish Package
12. Finish Carpentry – Your finish trim will be installed at different times depending on whether it will be painted or not. If you are going to pain the trim, the carpenter should install it before painting. If you are not going to paint the trim, it can be installed after painting.
Phase 4 Exterior Finish (28 Days)
1. Install House Wrap
2. Roofing – Metal or tile shingles require plumbing and HVAC penetrations to be completed before roofing starts. If you are using asphalt shingles, the penetrations can be made after installation.
3. Masonry – This is only done as a veneer and is not intended to bear a load.
4. Siding and Stucco
5. Concrete Preparation and Final Grade
6. Soffit and Fascia
7. Pour Driveway and Walkway – Sometimes uncooperative weather requires the driveway and walkway to be loosely placed at the beginning of the project. If you want the surface to last, caution must be taken to avoid cracking and staining.
8. Foundation Parging – This procedure is done to cover imperfections in the foundation by applying a thin stucco mixture.
9. Exterior Painting – If you are going to paint the siding too, add 3-5 days more to the schedule.
Phase 5 Interior Finish (21 Days)
1. Order Appliances
2. Finish Tub and Shower Walls
3. Install Resilient Floors –This includes laminate, hardwood, tile, vinyl, and stone flooring.
4. Install Cabinets and Countertops
5. Deliver Appliances – Keep in mind that the longer the appliances sit in an empty house, the more likely they are to be stolen. They can also be damaged during the final days of the project.
6. Finish Carpentry – After all resilient floors are down, the carpenter can install the baseboard.
7. Install Appliances – Your contract should outline who will install the appliances. It can be done by the appliance company, the plumber, or the electrician.
8. Finish Electrical
9. Finish Plumbing
10. Touchup Paint – Any work done by the carpenter during this phase must be prepared and painted. Also, imperfections in the paint can be fixed now.
11. Install Carpets – Wait until as late as possible to install the carpets to prevent them from damage by workmen.
12. Finish HVAC
13. Install Hardware – This includes house numbers, towel racks, and mirrors.
14. Final Inspection
15. Certification is Issued – The owner or representative will determine the project is complete according to documentation. A Certificate of Substantial Completion will be issued and attached to this documentation. Also, this marks the start of the warranty period.
16. Final Cleaning
17. Complete Punchlist – The contractor must complete the items in the punchlist based on the timeline given in the Certificate of Substantial Completion.
18. Move In!
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