Thinking About a Construction Project? Here's Where I'd Start

I talk with a lot of homeowners who aren't really sure when they're supposed to call a builder. The dreaded cart and horse convo.

Do you need plans first? Should you have a budget figured out? Do you call an architect before the contractor? And how much information do you need before anyone can give you a realistic idea of cost? Well the quick answer is "it varies."

BUT, my answer is usually pretty simple: call earlier than you think you need to.

You don't need a completed set of plans to have a useful conversation with a builder. In fact, I'd rather talk with someone while the project is still an idea than after they've spent months designing something that may not align with their budget. If I have a general idea of what you're looking to accomplish, I can give you a budget estimate--a rough idea to see if you're on the right track.

At that first conversation, I'm really trying to understand three things: What are you trying to accomplish? What are you comfortable investing? And what are we working with? What are your 'have-to-haves' vs 'would likes'?

From there, we can start figuring out what makes sense.

There are a few things I wish more homeowners understood before starting that process.

1. Know What You're Trying to Accomplish

One of the first things I'll ask is what you're actually trying to accomplish.

Do you need another bedroom because a parent is moving in? Maybe you're Looking to update your kitchen to accomodate a bigger family or want to entertain. Maybe you bought a lot and you're trying to figure out how much house you can reasonably build on it.

Those little bits of information can be more useful to me initially than having someone show up with a fully developed plan.

Tell me what isn't working and where you want to end up. We can work backward from there.

2. Have a Realistic Budget Conversation

This is where many construction projects get off track. You don't necessarily need to know what your project should cost. That's partly why you're talking to me, but you should have some idea of what you're financially comfortable investing.

There's a big difference between saying: "What's an addition cost?" and:

"We're hoping to invest around $250,000. What can we realistically accomplish?"

The second conversation allows me to start helping you make decisions immediately.

And don't be afraid to discuss money. Budget isn't something that should be hidden from your builder—it's one of the project's primary design constraints.

3. Don't Get Too Far Into Design Without Construction Input

This is a big one, honestly. If you're already engaged with a designer or architect, it's a good idea to pause when you're at 50-75% complete on the drawings to consider feasibility with a contractor.

Homeowners sometimes spend months working with an architect or designer before involving a builder only to get too far. They fall in love with the plans, finish the drawings, and then finally ask contractors to price them only to get sticker shock, and now have to pay for a re-design. Not a great start.

Bringing me into the design process earlier allows decisions about layout, materials, structural systems, site conditions, and finishes to be evaluated against the budget while they're still relatively easy to change.

Design and construction should be the handshake that happens earlier than you think.

4. Understand That Square-Foot Pricing Has Limitations

One of the first questions homeowners understandably ask is:

"What's your price per square foot?"

While it is useful as a very rough benchmark, it can be misleading. It's like asking me to price a car by the pound--it all depends on what's involved.

Likewise, two 3,000-square-foot homes can have dramatically different construction costs.

Design, site conditions, foundation type, roof complexity, windows, cabinetry, appliances, flooring, plumbing fixtures, mechanical systems, exterior materials, and dozens of other decisions affect the final number.

An addition can be even harder to price by square foot because you're tying new construction into an existing structure. A responsible builder should be willing to give you realistic ranges—but be cautious of anyone providing a firm price before understanding what they're actually building.

5. Your Property Matters Almost as Much as Your Plans

For ground-up construction and additions, the building itself is only part of the equation. Before construction begins, there may be questions involving:

• Zoning and setbacks
• Utilities
• Well and septic requirements
• Soil conditions
• Grading and drainage
• Easements
• HOA or architectural requirements
• Site access
• Existing structures

A beautiful set of plans doesn't help much if the house can't reasonably be built on the property. This is another reason early feasibility work is valuable.

6. Decide How Involved You Want to Be

Some homeowners want to be involved in every selection and every construction decision--we do offer architectural and interior design services. Others want to establish the vision, approve the important decisions, and let their builder manage the details.

Neither approach is wrong.

But understanding the level of involvement you want—and discussing it with your builder—can help determine whether you're a good fit for one another.

At Lakewood, we believe homeowners should have visibility into their project without having to manage their project themselves. That's our job.

7. Choose Your Builder Based on More Than Price

Construction proposals are rarely identical. One contractor may include work another contractor has excluded. Allowances may be different. Specifications may vary. One proposal may include extensive project management and design coordination while another assumes the homeowner will handle those responsibilities. I've seen project proposals using the same documents vary immensely.

It is important to define the scope of work and that the proposals are 'apples-to-apples'. So when you're comparing proposals, don't just look at the number at the bottom--ask questions. You don't want to find yourself in a situation that costs you thousands after the fact.

Ask:

What exactly am I getting for that number?

You are also choosing the company that may be working in your home—or managing hundreds of thousands of dollars of your money—for many months.

Communication, organization, transparency, experience, and trust matter. A lot.

You Don't Need to Have Everything Figured Out

Perhaps the most important thing to know before calling a builder is that you don't need to have all the answers. Contingency and allowances allow for those changes and updates to be made along the way, and that's what the early planning process is for.

A good builder should help you determine whether an idea is feasible, establish a realistic budget, identify potential challenges, coordinate design and engineering, and create a path toward construction.

Sometimes the best first step isn't getting a construction bid, it's simply having the right conversation.

Planning a Project in Central Virginia?

Lakewood Custom Builders works with homeowners throughout Central Virginia on custom homes, additions, ADUs, garages, renovations, and other residential construction projects.

If you're considering a project—even if you're still early in the planning process—we'd be happy to talk through what you're trying to accomplish.

lakewoodcustombuilders.com/contact