Yes, changes can be made during construction through change orders.
A change order may simply be a lateral change where the value stays the same, or it may involve additional cost that requires homeowner approval. Any changes made after construction begins are documented through change orders so nothing is missed and the project continues moving forward as smoothly as possible.
Yes. If we are actively discussing a project together, I am happy to visit the property and help identify any potential challenges or unforeseen costs before you purchase or build on the land.
Occasionally I may be aware of land that is available, but in most cases the best way to find property is through a real estate agent or your own research.
Outside of my subdivisions, I typically do not have land available for sale.
When it comes to selecting a floor plan, we typically start by reviewing our existing plans to see if one aligns with what you’re looking for. In many cases, we can modify one of our pre-designed plans to better fit your needs, which is often the most efficient and cost-effective approach.
If you feel that none of our current plans fully capture your vision, we also offer a concept agreement. Through this process, we work closely with you and our drafting partner to design a home that is tailored specifically to your preferences and lifestyle.
Once the design is complete, we use those plans to develop a detailed, formal price to build your home. There is a small fee associated with the concept agreement, but that fee is fully credited back to you if you choose to move forward with us under a building agreement.
This approach ensures you have a home design that truly fits your needs, along with clear and accurate pricing before moving into construction.
We primarily build using a fixed price contract.
With a fixed price contract, we create a detailed cost estimate that includes allowances for selections such as flooring, lighting, plumbing fixtures, countertops, and other finish items. As long as selections stay within those allowances, the contract price does not change. The only time the cost increases is if a homeowner chooses upgrades beyond the allowance amounts.
A cost-plus contract works differently. With cost-plus, the builder estimates the project and then charges the homeowner the actual cost of construction plus a percentage. We prefer not to build this way, and most banks prefer fixed price contracts as well. Cost-plus contracts place much more cost risk on the homeowner, while a fixed price contract provides more predictability.
Yes. We provide a one-year builder warranty from the time of closing.
Beyond that, many products used in the home carry their own manufacturer warranties, which may extend several years depending on the product. Examples include HVAC systems, plumbing fixtures, and other components.
For custom homes built on a homeowner’s property, the homeowner will typically obtain the construction loan themselves. I do not figure construction loan closing costs or interest in the quote. Banks will not finance a builder to construct a home on land owned by someone else, so the homeowner secures the loan and finances the construction in that scenario.
We take a very personalized approach when establishing allowances by having detailed conversations with each client about their preferences and expectations for key selections such as flooring, appliances, countertops, lighting, and other finishes.
These discussions allow us to understand not only their style, but also the level of quality and investment they are comfortable with in each category. Based on that input, we tailor the allowances to align with their specific wants and priorities.
By doing this upfront, we’re able to provide realistic and accurate allowances, which helps minimize surprises and reduces the likelihood of clients exceeding their budget during the selection process.
We typically schedule job site visits in advance.
This allows us to meet homeowners at the property, walk through the progress together, and ensure visits are conducted safely and with the proper expectations.
We use a construction management system called JobTread.
During the bidding process and throughout construction, all communication takes place within that platform. Homeowners can communicate with me, the designer, project manager, and sometimes subcontractors depending on the situation. Keeping communication in one place helps ensure information does not get lost or scattered.
When homeowners secure the construction loan themselves, they work directly with the bank to establish the loan.
The bank will usually require documents from the builder such as a construction contract and cost breakdown. Once the loan is finalized, the builder submits draw requests throughout the construction process (typically at the end or first of each month).
Before releasing funds, the bank will typically send an inspector to verify that the work associated with that draw has been completed. After approval, the bank releases the funds and the homeowner pays the builder.
For a typical home, we estimate about four months from the time the foundation is poured. We specify the timeline starting at the foundation stage because the early phases of construction are very dependent on weather conditions. Rain and site conditions can slow progress during the foundation stage.
Once the foundation is complete, weather still plays a role but usually does not impact the schedule as significantly. In many cases we finish sooner than four months, but we prefer to give a realistic time frame rather than promise something faster.
Most homes require approximately six draws, although the exact number can vary slightly depending on the project and how the construction schedule unfolds.
Most of our homes are built in the York, Adams, and Lancaster Counties. We will build outside of those areas depending on location and availability.
We provide a detailed explanation of our building process in other sections of our website. Those pages outline the full step-by-step process from planning and design through construction and completion.
The cost of a home is primarily driven by three things: square footage, design, and amenities.
Square footage is straightforward—the larger the home, the more it costs to build. Design refers to things such as the foundation type, ceiling heights, roof structure, number of windows, and how complex the layout of the home is. Homes with more complex designs generally require more labor and materials.
Keep in mind, Ranch-style homes typically cost more to build because they require a larger footprint for the same square footage—meaning more foundation, roofing, and site work. In contrast, two-story homes build vertically, making more efficient use of those major cost areas and lowering the cost per square foot.
The first step is deciding on the location or lot where the home will be built. The property affects many aspects of the project including design, utilities, site work, and financing.
Once the location is determined, the next step is developing a rough house plan so we can provide a ballpark estimate of the project cost.
Homeowners can stay within budget or exceed their allowances in almost any category depending on their preferences.
However, the areas where we most often see costs increase are electrical changes and cabinet upgrades. Electrical changes such as additional lighting, outlets, or specialty lighting can add up quickly. Cabinet modifications and upgrades can also increase costs depending on the style and customization requested.
