Dirt to KeysResidential Build Sequence
All phases
1

Pre-Construction & Permitting

Paper before dirt. Every day saved here is a day off the loan.

Typical duration: 4–12 weeks
4 steps
0/19 complete
11–2 weeks

Zoning & Lot Due Diligence

Confirm the lot can legally hold the house you plan to build before spending a dollar on plans.

Builder / Super
Survey & Engineering

Prerequisites & handoff

  • Recorded deed / title commitment and legal description
  • Plat map with easements and utility corridors
  • HOA or architectural review guidelines (if applicable)

Critical measurements & tolerances

  • Front / side / rear setbacks per zoning district — verify in feet from property line, not from curb
  • Max lot coverage and impervious surface percentage
  • Max building height, typically measured from average natural grade to mid-point of roof
  • Flood zone / base flood elevation (BFE) — finished floor usually required 1'–2' above BFE

Permits & inspection milestones

  • Zoning verification letter
  • HOA architectural approval
  • Variance application if any setback or height is exceeded

Field tips & tricks

  • Walk the lot with the plat and a 300' tape before you order plans. Pin corners disappear; iron is truth.
  • Look up, not just down: overhead power and tree canopy drive crane and truss-set access.
  • Ask the utility provider for available service capacity in writing. 'It's in the street' is not a commitment.

Field checklist

0 / 5 complete
  • Title / easements reviewed
  • Setback envelope drawn on plat
  • Flood zone determination pulled
  • Utility availability confirmed in writing
  • HOA submittal package sent
21–3 weeks

Geotechnical Report & Boundary Survey

Soil bearing capacity and a stamped survey drive the entire foundation design.

Survey & Engineering

Prerequisites & handoff

  • Lot access for drill rig
  • Clearing of borehole paths

Critical measurements & tolerances

  • Allowable soil bearing pressure (commonly 1,500–3,000 psf) — footing size math depends on it
  • Plasticity index / expansive clay potential (PI > 20 usually means post-tension or pier-and-beam)
  • Depth to groundwater and to competent bearing strata
  • Boundary survey with corner pins and topo at 1' contours

Permits & inspection milestones

  • Stamped boundary + topographic survey
  • Geotechnical report for plan review

Field tips & tricks

  • Order borings before the foundation engineer starts, not after. Redesign costs more than the borings.
  • Get spot elevations at all four corners plus the crown of the street — that's your drainage story.

Field checklist

0 / 4 complete
  • Borings complete
  • Geotech report received and forwarded to engineer
  • Boundary + topo survey stamped
  • Corner pins flagged and protected
33–8 weeks

Construction Documents & Engineering

Architectural set, structural engineering, energy compliance, and site plan packaged for submittal.

Builder / Super
Survey & Engineering

Prerequisites & handoff

  • Approved floor plan and elevations
  • Geotech report
  • Survey

Critical measurements & tolerances

  • Design wind speed, exposure category, and seismic design category from the code map
  • Energy code compliance path (prescriptive R-values or performance ACH50 target)
  • Foundation plan: footing widths, slab thickness, rebar or tendon layout
  • Truss / roof loads: dead + live + snow per local amendment

Permits & inspection milestones

  • Sealed structural plans
  • Energy compliance certificate (e.g. ResCheck or equivalent)
  • Site plan / drainage plan

Field tips & tricks

  • Have the plumber and HVAC contractor red-line the plan before submittal — plumbing walls and duct chases are cheapest to fix on paper.
  • Lock down cabinet and appliance specs early; they set blocking, gas, and electrical rough-in locations.

Reference documents

View in library →

Field checklist

0 / 5 complete
  • Architectural set complete
  • Structural stamped
  • Energy compliance done
  • Trades reviewed plans
  • Plan set printed for field
42–8 weeks

Permit Submittal, Review & Issuance

Building permit plus the trade permits and pre-construction site protections.

Builder / Super
Inspections

Prerequisites & handoff

  • Complete plan set
  • Contractor license and insurance on file
  • Fees paid

Critical measurements & tolerances

  • Impact / tap fees calculated on conditioned square footage
  • Silt fence length and inlet protection per erosion control plan
  • Temporary power pole distance from final meter location and required clearances

Permits & inspection milestones

  • Building permit
  • Separate plumbing, electrical, mechanical permits
  • Driveway / right-of-way cut permit
  • Erosion control (SWPPP) permit and posted notice
  • Water / sewer tap or septic permit, well permit
  • Temporary power release

Field tips & tricks

  • Answer plan-review comments in a single consolidated resubmittal. Drip-feeding responses restarts the review clock.
  • Post the permit card and approved plans in a weather-tight box on site day one — a missing card fails inspections.
  • Schedule the temp power drop the day the permit is issued; utility lead times outrun your excavator.

Reference documents

View in library →

Field checklist

0 / 5 complete
  • Permit issued and card posted
  • Trade permits pulled
  • SWPPP installed and inspected
  • Temp power and temp water set
  • Portable toilet and dumpster on site
Earthwork & Foundation