1. Financing / Pre-qualifying
Highmark Homes LLC will help you find a lender and obtain a construction loan which covers the length of time to build the home. After construction completion, that loan is turned into permanent financing. During the construction of the home, the builder coordinates all paperwork and inspections with the bank for you. Under bank supervision the builder (with the customer’s approval) issues requests for “draws” accommodating different phases of the building.
Getting pre-qualified will save you time and energy so that you do not develop expectations beyond your budget. In a building project you will need pre-approval for not only the construction loan, but for the permanent loan at the end of the project. Although Highmark Homes LLC does not offer financing, we do have several preferred lenders to recommend should you desire. We will help you through the entire financing process: working to develop the cost to build, the appraisal for the project, coordinating to develop all the information required by the lending institution, final closing of the construction loan and help in closing the permanent financing.
2. Finding your Lot
After you know your buying power finding a lot is our next step. You may already have a lot that you just “can’t do without”. In this case we will start designing a home to fit the lot. Or, you may have a house plan that you simply love and we will then help you find a lot that will accommodate that plan.
Highmark Homes LLC has lots available in both Cedar Heights, and Paradise of Colorado communities. We also have other individual lots available in Woodland Park, West Colorado Springs, and Manitou Springs among other cities located in the Pikes Peak Region.
3. Process Cost Schedule
Phase I: Normally phase 1 is qualifying the building lot. Cost is based upon lot size, location, and potential floor plan.
Phase II: Design of home plan. Cost is based on originality, square footage, complexity, or existing model. This is normally paid in two draws.
Phase III: Construction of home. This is paid through construction loan, cash from customer, or a combination of both. It is paid as different components of the home are completed. There are usually 6-8 draws during the actual construction.
4. Drawing Plans
Highmark Homes LLC has all the in-house design services that you will need to create and build your home. We take all of your needs, desires, and dreams and implement them into a design that “fits” you. It will be important to consider every need and desire during this stage, as changes can be costly after the contract is signed. This stage can also be time-consuming. It is important that Highmark Homes LLC has plenty of time with you to work. You should expect 1-3 months, depending on the originality of the plan.
5. Determine the cost
After completion of the preliminary drawings, Highmark Homes LLC will generate an estimated cost analysis, to ensure that you can move comfortably forward with the design. After completion of the drawings, Highmark Homes LLC will complete the accurate construction cost for building the home. If models from Highmark Homes LLC are implemented, costs can be quoted at the onset of the planning process.
6. Meet with the Team
Highmark Homes LLC meets with the client to review the plans, cost, answer questions, and other details to ensure the home will be built exactly as you want, and within your budget. When all parties are satisfied, the plans are signed off so that application for permit can commence.
7. Permits, Utilities, and City/County Approvals
We start this step by submitting all plans to the truss engineers and the building department. Highmark Homes LLC will also contact the utilities to begin the process of connection. While “permitting” is in process, the land is surveyed and “staked out” for home placement.
8. Job Insurance
All home builders are required to have liability insurance to protect the customer from something happening, as well as Builders risk to cover loss due to fire, flood, wind or theft. Workmans’ Compensation protects customers from lawsuits and claims from workers who are injured on the job. Each sub-contractor also has Liability and Workmans’ compensation insurance to protect you.
9. Starting Construction
Often our client wishes to “turn the first ground” and take pictures. After that point heavy equipment moves in to clear and dig the basement and footers. If the weather is cooperative when the clearing and digging starts, you could expect to see the footers and basement concrete poured within three weeks.
10. Framing
In this phase the support beams, outside walls, some interior walls and floor joist and decking go in first. Trusses and roof decking, soffit and facia are added. Then detail framing on the inside starts. During this time the client has appointments with Highmark Homes LLC to select electrical and plumbing fixtures, exterior color, stone and shingle selections. Additional concrete is poured in lower level and garage during this time as well. Windows and doors are installed, and cabinets are designed and ordered.
11. Technological Phase
This phase includes electrical wiring, alarm or sound system wiring, heating and cooling duct work are run, and plumbing lines are also run. This phase takes approximately 1 month to complete.
12. Exterior Stone, Stucco or Siding / Interior Insulation & Drywall
Both of these will take place at the same time. Choices are made for interior color, flooring, and special affects. Highmark Homes LLC design team works closely with the client to add confidence in design trends and to assist in budget limitation. The driveway and any exterior retaining that is needed will also be installed in this stage.
13. Painting, Cabinets, Trim, Electrical & Plumbing Fixtures, Flooring
This is the most time consuming phase. Detail, detail, detail… it’s the “crazy” stage! You should expect about 3 or 4 months for this stage alone.
14. Landscaping and final touches
Most of the landscape is at the owner’s expense and discretion for a later date, however there is an allowance within the building contract to provide for minimal code requirements to be approved for “C.O” (Certificate of Occupancy).
15. Walk Through
After Highmark Homes has detailed, tweaked, and generally fine-combed the home, then we ask the client to do an “initial” walk-through in order to find and flag flaws that our team missed. Then the second or final walk-through occurs for final client inspection.
16. Certificate of Occupancy
The client is happy, thrilled, and elated… the building department is happy… the bank is thrilled…. the builder is elated… It’s time to move in!