Dirt to KeysResidential Build Sequence

Trade explorer

Pick a trade to see only the steps it owns, in build order — with the conditions that must be met before it mobilizes and the sign-offs it needs before the next crew arrives.

Full sequence
30 steps in chronological order
Phase 1 · Pre-Construction & Permitting
1–2 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
Phase 1 · Pre-Construction & Permitting
1–3 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
Phase 1 · Pre-Construction & Permitting
3–8 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

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Field checklist

0 / 5 complete
  • Architectural set complete
  • Structural stamped
  • Energy compliance done
  • Trades reviewed plans
  • Plan set printed for field
Phase 1 · Pre-Construction & Permitting
2–8 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

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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
Phase 2 · Earthwork & Foundation
2–5 days

Clearing, Erosion Control & Building Stakeout

Clear only what you must, protect the site, and stake the house precisely.

Earthwork
Survey & Engineering

Prerequisites & handoff

  • Permit issued
  • Tree protection plan
  • Utility locates (811) complete

Critical measurements & tolerances

  • Offset stakes set 4'–10' outside the building line so they survive excavation
  • Benchmark elevation established on a permanent object; finished floor elevation noted on it
  • Silt fence trenched 6" into soil, posts max 6' on center

Permits & inspection milestones

  • 811 locate ticket active
  • Erosion control inspection

Field tips & tricks

  • Never let the excavator pull the survey pins. Transfer to offset hubs first and paint them orange.
  • Strip and stockpile topsoil separately — you will want it for final grade and it is expensive to buy back.
  • Build the construction entrance with 3" clean rock before the first concrete truck, or you'll be pressure-washing the street all job.

Reference documents

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Field checklist

0 / 5 complete
  • 811 locates marked
  • Silt fence and inlet protection in
  • Rock construction entrance built
  • Topsoil stockpiled
  • Offset stakes and benchmark set
Phase 2 · Earthwork & Foundation
3–7 days

Excavation, Pad Build & Compaction

Cut and fill to subgrade, then build engineered fill to design density.

Earthwork

Prerequisites & handoff

  • Stakeout complete
  • Geotech recommendations in hand

Critical measurements & tolerances

  • Fill placed in lifts no thicker than 8" loose
  • Compaction target typically 95% modified Proctor under slabs and footings
  • Over-excavate 1'–2' beyond footing edge for form and drain access
  • Pad built 1"–2" high to allow for final trim

Permits & inspection milestones

  • Compaction / density test report from geotech
  • Open-hole observation where required

Field tips & tricks

  • Keep water out. A rained-in hole costs a week; one day of grading a positive drain path out of the pad is cheap insurance.
  • Don't build pad on topsoil or organics. If it springs under the machine, it will not hold a slab.
  • Photograph every lift with a tape in frame. Density reports and photos settle arguments later.

Reference documents

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Field checklist

0 / 4 complete
  • Cut / fill to subgrade
  • Lifts compacted and tested
  • Density report filed
  • Pad drains away from house
Phase 2 · Earthwork & Foundation
3–5 days

Underground Plumbing & Utility Sleeves

Everything that lives under the slab goes in and gets tested before concrete.

Plumbing
Electrical
Earthwork

Prerequisites & handoff

  • Pad at grade
  • Plumbing layout dimensioned from stakes / forms

Critical measurements & tolerances

  • Drain slope 1/4" per foot for 3" and smaller, 1/8" per foot allowed for 4" and larger
  • Closet flange centerline 12" from finished wall face, 15" min clear to side wall
  • Cleanouts at every 100' of run and at each change of direction over 45°
  • Water lines and conduit sleeved where they penetrate the slab; sleeve 2 pipe sizes larger
  • Min 12" cover on water service, deeper than local frost depth

Permits & inspection milestones

  • Underground plumbing inspection with 10' head water test or air test held per local code
  • Sewer tap / septic connection inspection

Field tips & tricks

  • Measure toilet and shower drains twice off the actual foundation form, not the plan. Concrete does not move.
  • Leave the water test standing while the inspector is on site; refilling a dropped stack in front of them is a fail.
  • Mark every under-slab penetration on the slab with paint and photograph with dimensions — the framer and tile setter will thank you.

Reference documents

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Field checklist

0 / 4 complete
  • DWV installed to slope
  • Test held and inspected
  • Water service and sleeves placed
  • Penetrations photographed and dimensioned
Phase 2 · Earthwork & Foundation
3–6 days

Footings, Forms & Rebar Inspection

Form, set steel, and pass the reinforcement inspection before any pour.

Concrete

Prerequisites & handoff

  • Utilities in and inspected
  • Pad trimmed to grade

Critical measurements & tolerances

  • Footing width and depth per plan; bottom below local frost depth
  • Rebar cover: 3" against earth, 1.5" in formed edges
  • Lap splices typically 40 bar diameters (about 30" for #5)
  • Anchor bolts 1/2" min, 7" embedment, max 6' on center, within 12" of each plate end and min 4-1/2" from end
  • Diagonals must match within 1/4" to prove the foundation is square

Permits & inspection milestones

  • Footing / rebar (reinforcement) inspection
  • Post-tension tendon inspection where applicable

Field tips & tricks

  • Chair every bar. Steel lying in the dirt provides zero structure and is the most common rebar inspection failure.
  • Snap diagonals before the pour — check the 3-4-5 on every corner. Out-of-square shows up in cabinets nine months later.
  • Set anchor bolts with a template, not by eye, and keep them out of stud and door-opening locations.

Reference documents

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Field checklist

0 / 4 complete
  • Forms set to line and elevation
  • Diagonals verified square
  • Steel chaired, lapped, and tied
  • Rebar inspection passed
Phase 2 · Earthwork & Foundation
2–5 days + cure

Vapor Barrier, Slab Pour & Waterproofing

Place the slab or stem wall, then waterproof and drain below grade.

Concrete

Prerequisites & handoff

  • Rebar inspection passed
  • Concrete mix design approved
  • Weather window

Critical measurements & tolerances

  • Vapor retarder min 10 mil, laps 6" and taped, sealed at all penetrations
  • Slab thickness typically 4" min with specified reinforcement
  • Concrete 2,500–4,000 psi per plan; slump per mix design, do not add water at the truck
  • Floor flatness within 1/4" in 10' for finish flooring
  • Foundation drain in min 12" of washed rock, filter fabric wrapped, sloped to daylight or sump
  • Finished grade falls 6" within the first 10' away from the house

Permits & inspection milestones

  • Slab / pre-pour inspection
  • Waterproofing and drain inspection on basements

Field tips & tricks

  • Wet-cure or cure-seal the slab for 7 days. Fast-dried concrete curls and cracks, and the curl telegraphs into tile.
  • Never puncture the vapor barrier for stakes without patching. Ground moisture ruins wood floors two years later.
  • Check flatness with a 10' straightedge before the concrete crew leaves — grinding is cheap that day, brutal later.

Reference documents

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Field checklist

0 / 6 complete
  • Vapor barrier sealed
  • Pre-pour inspection passed
  • Slab poured and finished flat
  • Cure protected 7 days
  • Waterproofing and drain installed
  • Backfill compacted in lifts
Phase 3 · Structural Framing
1–2 weeks

Sill Plates, Wall Framing & Layout

Plate layout, wall framing, openings, and blocking that every later trade depends on.

Framing

Prerequisites & handoff

  • Slab cured and swept
  • Anchor bolts verified
  • Approved plans on site

Critical measurements & tolerances

  • Pressure-treated sill plate with sill sealer / termite barrier on all concrete contact
  • Studs 16" on center standard, 24" allowed on some non-bearing and advanced-framing walls
  • Walls plumb within 1/4" over 8' and straight within 1/4" in 10'
  • Rough openings: standard interior door RO = door width + 2", height + 2-1/2"; verify per manufacturer
  • Header sizing per span table; king and jack stud count per plan
  • Notching / boring limits: bore max 40% of stud depth, notch max 25%, hole min 5/8" from edge
  • Tub / shower blocking at 32"–34" for grab bars, cabinet blocking at 54" and 84" for uppers

Permits & inspection milestones

  • Shear wall / hold-down inspection where required before sheathing is covered

Field tips & tricks

  • Crown every stud the same direction and cull the bananas. Drywall shows every bowed stud under raking light.
  • String-line the top plate of long walls before sheathing. Straight walls make cabinets and trim fast.
  • Add backing for towel bars, TVs, closet shelves and handrails now — photograph it with a tape for the drywall punch.

Reference documents

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Field checklist

0 / 5 complete
  • Sill sealer and PT plates set
  • Walls framed, plumb, and straight
  • Headers per plan
  • Rough openings verified against door / window schedule
  • Blocking and backing installed and photographed
Phase 3 · Structural Framing
3–5 days

Shear Walls, Straps & Hold-downs

The lateral system: sheathing, nailing patterns, and the connectors that resist wind and seismic load.

Framing
Inspections

Prerequisites & handoff

  • Walls framed and braced
  • Structural sheet showing shear schedule

Critical measurements & tolerances

  • Nailing per shear schedule, commonly 8d at 6" edge / 12" field; 4" or 3" edge for high-load panels
  • Nails set flush — overdriven more than 1/16" loses shear capacity and fails inspection
  • Panel edge gap 1/8" for expansion
  • Hold-down anchors torqued and squarely bearing; strap nailing 100% filled

Permits & inspection milestones

  • Framing / shear inspection
  • Special inspection where the structural sheet calls for it

Field tips & tricks

  • Set the nail gun pressure with a test panel each morning. Overdriven nails are the #1 shear failure.
  • Fill every hole in every strap. A half-nailed strap is worth nothing to an engineer or inspector.

Reference documents

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Field checklist

0 / 4 complete
  • Sheathing nailing verified
  • Hold-downs installed and torqued
  • Straps fully nailed
  • Shear inspection passed
Phase 3 · Structural Framing
1–2 weeks

Floor System, Roof Trusses & Sheathing

Set the floor and roof structure, brace it permanently, and sheathe.

Framing
Roofing

Prerequisites & handoff

  • Walls plumb and braced
  • Truss package approved by engineer
  • Crane access confirmed

Critical measurements & tolerances

  • Subfloor glued and screwed; deflection / squeak-free, flat within 1/4" in 10'
  • Truss bearing min 3" on wood, per truss drawing; never cut or notch a truss
  • Permanent lateral bracing and web bracing exactly per truss engineering
  • Roof sheathing H-clips where specified, 1/8" panel gap
  • Attic access min 22" x 30" with 30" headroom above

Permits & inspection milestones

  • Framing inspection including truss bracing

Field tips & tricks

  • Keep the stamped truss drawings on site. Inspectors check bracing against them, not against habit.
  • Any truss modification needs written engineering. Field-cutting a web is a rebuild, not a repair.

Reference documents

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Field checklist

0 / 4 complete
  • Floor system set, glued, screwed
  • Trusses set and braced per drawings
  • Roof sheathed and clipped
  • Truss drawings on site
Phase 3 · Structural Framing
1 week

Roof Dry-in, Windows & Exterior Doors

Get the house watertight — the milestone that lets interior trades start.

Roofing
Framing

Prerequisites & handoff

  • Roof sheathed
  • Windows on site and inspected for damage

Critical measurements & tolerances

  • Underlayment laps 2" horizontal, 4" vertical minimum; ice barrier from eave to 24" inside the warm wall in cold climates
  • Valley and step flashing min 4" each side; kickout flashing at every roof-to-wall termination
  • Window flashing sequence: sill pan first, jambs, then head flashing over the WRB
  • WRB laps shingle-style: upper course over lower, 6" min vertical laps

Permits & inspection milestones

  • Weather barrier / window flashing inspection in many jurisdictions

Field tips & tricks

  • The kickout flashing is the single cheapest part on the job and the cause of the most expensive wall rot. Never skip it.
  • Shim windows at the sill only at bearing points, and never through the sill pan.
  • Flash sill pans before the window, tape jambs over the flange, leave the head lap under the WRB — water always wins arguments about order.

Reference documents

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Field checklist

0 / 5 complete
  • Roof dried in
  • WRB installed shingle-lapped
  • Windows set plumb, level, flashed
  • Exterior doors set and pan-flashed
  • Kickouts installed
Phase 4 · MEP Rough-ins
4–7 days

Plumbing Rough-in

DWV, vents, water distribution, and tub / shower sets, pressure-tested.

Plumbing

Prerequisites & handoff

  • House dried in
  • Framing complete
  • Fixture and cabinet specs final

Critical measurements & tolerances

  • Water closet rough 12" from finished wall, 15" min clear to side obstruction, 21" clear in front
  • Lavatory drain at ~18"–20" AFF, supplies 20"–22" AFF unless vanity dictates otherwise
  • Shower valve 42"–48" AFF, shower head 78"–80" AFF, tub spout 4"–6" above rim
  • Vent within developed length limits per code table; vent stacks min 6" above roof and 10' from any openable window
  • Trap arm slope 1/4" per foot; no S-traps
  • Pressure test: 100 psi air or water held per local code during inspection
  • Protect pipe within 1-1/4" of stud face with 16-gauge nail plates

Permits & inspection milestones

  • Plumbing rough-in inspection with test held
  • Gas piping pressure test

Field tips & tricks

  • Set the tub and shower pan during rough — then protect it with plywood, not cardboard, for the rest of the job.
  • Nail-plate everything. A drywall screw through PEX found at trim-out means opening finished walls.
  • Dry-fit the vanity and toilet locations against the actual cabinet shop drawing before you glue anything.

Reference documents

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Field checklist

0 / 5 complete
  • DWV and vents complete
  • Water lines run and manifolded
  • Tub / shower pans set and protected
  • Nail plates installed
  • Test held, inspection passed
Phase 4 · MEP Rough-ins
4–7 days

HVAC Ductwork & Equipment Rough

Load-calculated duct system, equipment platforms, flues, and refrigerant lines.

HVAC

Prerequisites & handoff

  • Plumbing rough in (plumbing generally wins wall space)
  • Manual J / D / S complete

Critical measurements & tolerances

  • System sized from Manual J load, not rule of thumb; duct sized by Manual D
  • Supply / return sizing to keep static pressure at or under equipment spec (typically 0.5" w.c. total external)
  • Flexible duct pulled tight, supported every 4', no radius tighter than one duct diameter
  • Return path for every closed room — door undercut, transfer grille, or jump duct
  • Dryer vent max length per manufacturer (commonly 35' less 5' per 90° elbow), rigid metal only
  • Combustion appliance clearances and vent terminations per listing

Permits & inspection milestones

  • Mechanical rough-in inspection
  • Duct leakage test (often Qn ≤ 4% of floor area)

Field tips & tricks

  • Kinked flex duct is invisible after drywall and shows up as a hot bedroom forever. Walk every run with a flashlight.
  • Mastic, not tape, on every joint and boot. Foil tape alone loses the duct-leakage test.
  • Coordinate the return chase with the framer before drywall — a stolen chase means soffits in the finished house.

Reference documents

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Field checklist

0 / 6 complete
  • Manual J / D / S on file
  • Trunks and branches installed and supported
  • Boots sealed with mastic
  • Return paths for all rooms
  • Line sets and flues installed
  • Rough inspection passed
Phase 4 · MEP Rough-ins
4–7 days

Electrical Rough-in & Home Runs

Panel, circuits, boxes, and device locations set to code and to the lighting plan.

Electrical

Prerequisites & handoff

  • Plumbing and HVAC rough (electrical routes around them)
  • Lighting and appliance schedule final

Critical measurements & tolerances

  • Receptacle height typically 12"–16" to box bottom; switches 42"–48" to center
  • Kitchen counters: receptacle within 24" of any point along the wall line, no point more than 24" from an outlet; min two 20A small-appliance circuits
  • General rooms: no point along a wall more than 6' from a receptacle; walls 2' or wider get one
  • Box fill calculated; cables stapled within 8" of box and every 4-1/2'
  • Bored holes centered in stud, min 1-1/4" from face or nail-plated
  • AFCI protection on most living-area circuits; GFCI at kitchen, bath, laundry, garage, exterior, and within 6' of any sink
  • Panel: 30" wide x 36" deep clear working space, 6'-7" headroom, breaker handles max 6'-7" AFF
  • Smoke alarms in each bedroom, outside each sleeping area, each level; min 3' from supply registers and bath doors

Permits & inspection milestones

  • Electrical rough-in inspection
  • Service / meter release from utility

Field tips & tricks

  • Walk the lighting plan with the homeowner at rough, in the actual rooms, with switch boxes nailed. Changes cost $20 now, $2,000 later.
  • Set box depth for the finished wall thickness. Boxes recessed behind drywall are a code violation and a tedious fix.
  • Leave a labeled 12"-tail and a plan mark-up photo of every home run. Trim-out gets twice as fast.

Reference documents

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Field checklist

0 / 6 complete
  • Panel set and grounded
  • Boxes set to depth and height
  • Home runs pulled and labeled
  • AFCI / GFCI circuits mapped
  • Smoke / CO locations verified
  • Rough inspection passed
Phase 4 · MEP Rough-ins
2–3 days

Low Voltage, Security & Pre-wire

Data, TV, audio, cameras, doorbell, and network head-end pre-wire.

Low Voltage

Prerequisites & handoff

  • Electrical rough substantially complete
  • AV / network plan

Critical measurements & tolerances

  • Keep low voltage min 12" parallel separation from line voltage; cross at 90° only
  • Cat6 max run 295' (100 m) including patch cords
  • TV outlets: box + conduit sleeve behind each display; 60"–66" AFF for wall-mounts
  • Network head-end: dedicated receptacle, ventilation, and a labeled panel

Permits & inspection milestones

  • Low-voltage permit where required; usually inspected with electrical rough

Field tips & tricks

  • Pull a spare conduit from head-end to attic and to the media wall. Future you will pay real money for it.
  • Label both ends of every cable with a printed tag before drywall. Toning 40 unlabeled drops is a lost day.

Reference documents

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Field checklist

0 / 5 complete
  • Data / coax pulled and labeled
  • Camera and doorbell runs in
  • Speaker wire and backboxes set
  • Head-end location powered
  • Spare conduits installed
Phase 5 · Rough Inspections & Envelope
2–4 days

Pre-Drywall Multi-Trade Walk & Framing Inspection

Coordinated sign-off from framing, plumbing, mechanical, electrical, and the building official.

Builder / Super
Inspections
Framing

Prerequisites & handoff

  • All rough-ins complete and tested
  • Fire blocking and draft stopping installed

Critical measurements & tolerances

  • Fire blocking at all concealed vertical/horizontal intersections and max 10' in stud cavities
  • Draft stopping in floor / attic assemblies over 1,000 sq ft where required
  • Penetrations through top and bottom plates sealed
  • Notch / bore repairs plated and verified

Permits & inspection milestones

  • Framing inspection
  • Combined rough or 4-way inspection where offered
  • Engineer letter for any field-modified structure

Field tips & tricks

  • Do your own punch walk with a flashlight the day before the inspector. You will find 20 items; they only need one to fail you.
  • Photograph every wall bay before insulation. The best as-built documentation you will ever have costs 30 minutes.
  • Invite the homeowner to a pre-drywall walk — it is the last easy chance for changes and it builds enormous trust.

Reference documents

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Field checklist

0 / 5 complete
  • Fire blocking / draft stopping complete
  • All trade rough inspections passed
  • Framing inspection passed
  • Wall bays photographed
  • Homeowner pre-drywall walk done
Phase 5 · Rough Inspections & Envelope
3–6 days

Air Sealing, Insulation & Blower-Door Prep

Seal the envelope, then insulate to the energy code and verify by test.

Insulation

Prerequisites & handoff

  • All rough inspections passed
  • Windows and doors installed

Critical measurements & tolerances

  • Typical code targets: R-13 to R-21 walls, R-38 to R-60 ceilings, per climate zone
  • Blower-door target commonly ≤ 3.0 ACH50 (climate zones 3–8) or ≤ 5.0 ACH50 (zones 1–2)
  • Insulation installed to Grade I: full contact, split around wiring, no compression or voids
  • Baffles maintain min 1" clear vent space at eaves; attic vent net free area 1:150 (or 1:300 with balanced vents)
  • Fire caulk rated penetrations; foam-seal all top plate, rim joist, and can-light penetrations

Permits & inspection milestones

  • Insulation inspection before drywall
  • Blower-door test and energy compliance report

Field tips & tricks

  • Air seal before insulation, not after. Insulation without air sealing is a filter, not a barrier.
  • Split batts around wiring and plumbing instead of squashing them — compression is the most common Grade I failure.
  • Run a pre-test blower door before drywall so leaks are still reachable. Fixing 5 ACH after paint is misery.

Reference documents

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Field checklist

0 / 6 complete
  • Top plates and rim joists sealed
  • Penetrations fire-caulked
  • Baffles installed
  • Insulation to spec, Grade I
  • Pre-drywall blower door run
  • Insulation inspection passed
Phase 6 · Drywall & Interior Finishes
2–3 weeks

Drywall Hang, Tape, Texture & Prime

Board the house, finish the joints to the specified level, and prime.

Drywall
Painting

Prerequisites & handoff

  • Insulation inspection passed
  • House dry and conditioned

Critical measurements & tolerances

  • 1/2" board typical walls; 5/8" Type X at garage / house separation and where fire-rated
  • Ceilings 5/8" or 1/2" sag-resistant at 24" framing spacing
  • Screws max 16" on center on ceilings, 16" walls (12" for fire-rated per listing); set dimple, no paper tear
  • 1/2" gap above floor to avoid wicking moisture
  • Cement board or approved membrane in wet areas — never paper-faced gypsum in a shower
  • Finish level: Level 4 typical for flat paint, Level 5 for gloss or raking light
  • Maintain 50–80°F and ventilation during taping and drying

Permits & inspection milestones

  • Fire-rated assembly inspection at garage separation where required

Field tips & tricks

  • Prime before you inspect. Raw mud lies; primer shows every ridge and screw pop.
  • Run a bright work light down each wall at a low angle before paint — catching flaws now costs minutes, later costs furniture moves.
  • Control humidity. Fast heat with no ventilation cracks joints and bubbles tape.

Reference documents

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Field checklist

0 / 5 complete
  • Board hung and screwed to pattern
  • Fire-rated assemblies correct
  • Taped and textured to spec level
  • Primed
  • Light-raked and touched up
Phase 6 · Drywall & Interior Finishes
1–2 weeks

Interior Doors, Trim & Stairs

Hang doors, run casing and base, and build out stairs and railings.

Finish Carpentry

Prerequisites & handoff

  • Drywall finished and primed
  • Flooring thickness known

Critical measurements & tolerances

  • Door reveal 1/8" consistent at head and hinge side; 3/16" at strike typical
  • Undercut doors for flooring plus HVAC return path (commonly 3/4"–1")
  • Stairs: rise max 7-3/4", run min 10", variation between the largest and smallest within a flight max 3/8"
  • Handrail 34"–38" above tread nosing; guardrail 36" min with max 4" sphere opening
  • Base and casing joints coped, not just mitered, on inside corners

Permits & inspection milestones

  • Stair / guardrail dimensions verified at final inspection

Field tips & tricks

  • Shim the hinge jamb plumb in both planes before you touch the latch side — every reveal problem starts there.
  • Glue miters and pin them; caulk hides nothing on a stained trim package.
  • Measure the actual stair rise after flooring is specified, not before. A 3/8" miss fails inspection.

Reference documents

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Field checklist

0 / 5 complete
  • Doors hung, reveals even, latching
  • Casing and base installed
  • Stair rise / run verified
  • Handrails and guards to height
  • Caulked and puttied for paint
Phase 6 · Drywall & Interior Finishes
2–4 weeks

Cabinets, Countertops & Tile

Set casework level, template tops, and install tile and flooring.

Finish Carpentry
Tile & Flooring

Prerequisites & handoff

  • Trim and paint substantially complete
  • Appliance specs confirmed
  • Floor flat and dry

Critical measurements & tolerances

  • Base cabinets 34-1/2" high, counter at 36"; uppers 18" above counter typical
  • Cabinets level within 1/8" across the run and shimmed to a laser line, not to the floor
  • Slab template only after cabinets are set and fastened
  • Tile substrate deflection max L/360 (L/720 for natural stone)
  • Waterproof shower pan pre-slope 1/4" per foot, flood test 24 hours before tile
  • Tile lippage: keep under 1/32" for joints under 1/4"; back-butter large format for 95% coverage in wet areas
  • Wood flooring: acclimate to site, subfloor moisture within manufacturer spec (commonly ≤ 12% and within 4% of the flooring)

Permits & inspection milestones

  • Shower pan flood test inspection in many jurisdictions

Field tips & tricks

  • Laser a level line around the whole kitchen first and hang everything to it. Chasing an out-of-level floor ruins a run.
  • Flood test the shower pan for 24 hours and photograph it with a date. It is the cheapest callback insurance on the job.
  • Check the appliance cut sheets against the opening before the tops are templated. A 1/8" fridge opening miss is a new cabinet.

Reference documents

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Field checklist

0 / 6 complete
  • Cabinets set, level, fastened to blocking
  • Appliance openings verified
  • Tops templated and installed
  • Shower pan flood tested
  • Tile set, lippage checked
  • Flooring moisture tested and installed
Phase 7 · Exterior Finishes
2–4 weeks

Siding, Stucco or Masonry Veneer

Install the cladding system with a working drainage plane behind it.

Exterior Skin

Prerequisites & handoff

  • WRB and flashings complete and inspected
  • Windows flashed

Critical measurements & tolerances

  • Min 6" clearance from siding to finished grade, 2" above hard surfaces such as walks and decks
  • Lap siding: manufacturer's minimum overlap (commonly 1-1/4"), nails into studs, no face-nailing where prohibited
  • Stucco: 3-coat over two layers of WRB, total nominal 7/8" thickness, weep screed at base, control joints per area limits
  • Masonry veneer: 1" min air space, weeps max 33" on center at the base course, ties every 16" vertical / 24" horizontal
  • Sealant joints at all dissimilar materials with backer rod, joint depth roughly half the width

Permits & inspection milestones

  • Lath / weather barrier inspection before stucco scratch coat
  • Cladding inspection where required

Field tips & tricks

  • Never let stucco or siding bridge the weep screed to grade — it wicks water straight into the framing.
  • Keep the drainage plane continuous. Every penetration gets flashed or sealed the same day it's cut.
  • Confirm the brick ledge air space is actually clear of mortar droppings before you close the wall.

Reference documents

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Field checklist

0 / 5 complete
  • Lath / WRB inspected
  • Cladding installed to spec
  • Weeps and air space clear
  • Clearances to grade verified
  • Penetrations flashed and sealed
Phase 7 · Exterior Finishes
1–2 weeks

Flatwork, Grading, Gutters & Drainage

Driveway, walks, final grade, and roof water routed away from the house.

Flatwork & Grading
Concrete

Prerequisites & handoff

  • Cladding complete
  • Utilities trenches backfilled and compacted

Critical measurements & tolerances

  • Driveway slab typically 4"–6" thick with control joints at 8'–12' spacing (max ~30x slab thickness)
  • Walk cross-slope max 2% for accessibility comfort; slope away from the house
  • Final grade falls min 6" in the first 10' from the foundation
  • Gutters: downspout for roughly every 600–800 sq ft of roof, discharge min 5'–10' from the foundation
  • Backfill compacted in lifts to prevent settling at the foundation

Permits & inspection milestones

  • Right-of-way / driveway approach inspection
  • Final grading and drainage inspection

Field tips & tricks

  • Saw or tool control joints within 6–12 hours of the pour. Late joints mean random cracks.
  • Extend downspouts before the first storm. Water at the foundation is the most common warranty claim in year one.
  • Never pour flatwork tight against siding; keep the required clearance and use an expansion joint at the house.

Reference documents

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Field checklist

0 / 5 complete
  • Sub-base compacted
  • Flatwork poured and jointed
  • Final grade sloped away
  • Gutters and extensions installed
  • Drainage verified with a hose test
Phase 8 · MEP Trim-out & Fixtures
3–5 days

Plumbing Fixtures & Water Heater Start-up

Set fixtures, trim valves, connect appliances, and commission hot water.

Plumbing

Prerequisites & handoff

  • Tile and flooring complete
  • Countertops installed
  • Water service live

Critical measurements & tolerances

  • Water heater T&P discharge full size, downhill, terminating 6"–24" above grade or drain pan
  • Water heater set at 120°F to reduce scald risk
  • Expansion tank on closed systems; pressure-reducing valve where static pressure exceeds 80 psi
  • Toilet bolted to flange with new wax or waxless seal, closet ring at or slightly above finish floor
  • Traps and tailpieces with no flat sections; dishwasher high loop or air gap

Permits & inspection milestones

  • Plumbing final inspection
  • Backflow / cross-connection test where applicable

Field tips & tricks

  • Fill and run every fixture, then check under the sink with a dry paper towel 20 minutes later. That towel finds leaks eyes do not.
  • Photograph angle stop and shutoff locations for the homeowner binder.
  • Set the water heater temperature and label the main shutoff before the walkthrough — it always gets asked about.

Reference documents

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Field checklist

0 / 5 complete
  • Fixtures set and sealed
  • Water heater installed and started
  • PRV / expansion tank verified
  • Appliance connections made
  • Leak check documented
Phase 8 · MEP Trim-out & Fixtures
3–5 days

Electrical Trim, Devices & Panel Labeling

Devices, fixtures, panel schedule, and full circuit testing.

Electrical

Prerequisites & handoff

  • Paint complete
  • Fixtures on site
  • Meter released

Critical measurements & tolerances

  • Devices plumb and flush to plate, no gaps over 1/8"
  • Torque every terminal to the listed value — a torque screwdriver is now expected by many inspectors
  • Panel directory legibly labeled by circuit and room
  • GFCI / AFCI test-and-reset verified on every protected circuit
  • Exterior and wet-location devices with weather-resistant, in-use covers

Permits & inspection milestones

  • Electrical final inspection
  • Utility permanent power release

Field tips & tricks

  • Test every receptacle with a tester and every GFCI with its button. Inspectors pick randomly and one miss reschedules a day.
  • Vacuum and wipe the panel interior. A clean panel with a typed directory sets the tone for the whole final inspection.

Reference documents

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Field checklist

0 / 6 complete
  • Devices and plates installed
  • Fixtures hung and lamped
  • Terminals torqued
  • GFCI / AFCI tested
  • Panel directory typed
  • Electrical final passed
Phase 8 · MEP Trim-out & Fixtures
2–4 days

HVAC Condensers, Grilles & Commissioning

Set outdoor units, register the system, balance airflow, and document performance.

HVAC

Prerequisites & handoff

  • Flatwork / pad poured
  • Power available
  • Filters and grilles on site

Critical measurements & tolerances

  • Condenser on level pad, min 12"–24" service clearance per manufacturer, above flood elevation
  • Refrigerant charge verified by subcooling / superheat to manufacturer target
  • Total external static pressure measured and within equipment rating
  • Airflow balanced to Manual D design CFM per room, typically within 10%
  • Condensate primary plus secondary pan and float switch; trap and slope 1/8" per foot
  • Thermostat 48"–60" AFF, away from supply registers and direct sun

Permits & inspection milestones

  • Mechanical final inspection
  • Duct leakage and system commissioning report

Field tips & tricks

  • Document static pressure, charge, and room CFM in a start-up report. It settles comfort complaints and supports the warranty.
  • Pour or set the condenser pad level. A tilted unit is a service call and an oil-return problem.
  • Replace the filter after drywall dust. Commissioning through a loaded filter gives you fiction, not data.

Reference documents

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Field checklist

0 / 6 complete
  • Condensers set and charged
  • Grilles and registers installed
  • Static pressure measured
  • Airflow balanced
  • Condensate protection verified
  • Start-up report filed
Phase 9 · Final Inspections & Handover
3–10 days

Municipal Final Inspections & Certificate of Occupancy

All trade finals, energy verification, and the CO that makes the house legally habitable.

Builder / Super
Inspections

Prerequisites & handoff

  • All trade finals scheduled
  • Site clean and safe
  • Address numbers posted

Critical measurements & tolerances

  • Blower-door and duct-leakage results at or under code targets, documented
  • Egress windows: min 5.7 sq ft net clear opening (5.0 at grade floor), 24" clear height, 20" clear width, sill max 44" AFF
  • Guardrails at any walking surface more than 30" above grade; 4" sphere rule
  • Smoke / CO alarms interconnected and functioning
  • Handrail graspability and continuity along the full flight
  • Address numbers min 4" high, contrasting, visible from the street

Permits & inspection milestones

  • Building final inspection
  • Plumbing / mechanical / electrical finals
  • Energy compliance certificate posted at the panel
  • Final grading and erosion control release
  • Certificate of Occupancy issued

Field tips & tricks

  • Run your own mock final with the code checklist two days before the inspector. Fix the five items you find quietly.
  • Have the permit card, approved plans, truss drawings, energy certificate and test reports in one binder on the counter.
  • Take the SWPPP down only after final grading release — an early removal can hold your CO.

Reference documents

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Field checklist

0 / 6 complete
  • All trade finals passed
  • Energy certificate posted
  • Egress and guard dimensions verified
  • Alarms tested
  • Grading release obtained
  • Certificate of Occupancy in hand
Phase 9 · Final Inspections & Handover
1–2 weeks

QA Punch List & Final Clean

Builder punch, trade returns, verification punch, then detail clean.

Builder / Super

Prerequisites & handoff

  • CO issued or pending
  • All trades notified of punch window

Critical measurements & tolerances

  • Doors and drawers operate and align; reveals consistent
  • Paint inspected under raking light and normal room lighting from 6' distance
  • Every window and door opens, locks, and weather-strips
  • All fixtures, outlets, and switches operated once and logged
  • Grout and caulk lines continuous at all wet-area changes of plane

Permits & inspection milestones

  • None — internal quality gate

Field tips & tricks

  • Punch room by room, clockwise, ceiling to floor. Blue tape everything and photograph each tag into the punch log.
  • Hold trade retainage until punch items are verified, not just reported complete.
  • Do the final clean after punch, then lock the house. One trade walking through undoes a $900 clean.

Reference documents

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Field checklist

0 / 5 complete
  • Builder punch complete
  • Trades returned and verified
  • Second verification punch clean
  • Final detail clean done
  • House locked and keyed
Phase 9 · Final Inspections & Handover
1–2 days

Homeowner Orientation & Keys Handover

Walk the house, train the owner on systems, deliver documents, hand over keys.

Builder / Super

Prerequisites & handoff

  • CO issued
  • Punch closed
  • Warranty package assembled

Critical measurements & tolerances

  • Demonstrate: main water shutoff, gas shutoff, panel and breakers, thermostat, GFCI reset, irrigation timer
  • Filter sizes and replacement intervals written down
  • Warranty terms: typically 1 year workmanship, 2 years systems, 10 years structural

Permits & inspection milestones

  • Certificate of Occupancy delivered to homeowner
  • Utility accounts transferred

Field tips & tricks

  • Record the orientation walk on video and send it to the homeowner. It eliminates half of the year-one calls.
  • Deliver a binder and a digital folder: CO, permits, manuals, warranties, paint colors with sheens, and every test report.
  • Schedule the 30-day and 11-month warranty visits at the handover while everyone is happy.

Reference documents

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Field checklist

0 / 6 complete
  • Systems orientation completed
  • Documents and warranties delivered
  • Paint and finish schedule provided
  • Utilities transferred
  • Keys, remotes, and codes handed over
  • Warranty visits scheduled