Timeline: 2-6 months before design
This phase sets the foundation for your entire project. Take time to thoroughly complete each item before moving forward. These 23 essential items will save you time, money, and stress throughout your custom home journey.
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Getting Started
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Item 1Establish Your Total Budget High PriorityInclude land purchase, construction, permits, utilities, landscaping, and 10-15% contingency fund. This is your financial roadmap - be realistic and thorough.
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Item 2Get Pre-approved for Construction Loan High PriorityConstruction loans differ from traditional mortgages - secure financing before lot shopping. Most lenders require 20-25% down and detailed construction plans.
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Item 3Define Your Must-Haves vs. Nice-to-Haves High PriorityList non-negotiable features separately from wish-list items to guide decision-making when budget constraints arise. Include family members in this discussion.
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Item 4Research Virginia Building Codes Medium PriorityUnderstand setback requirements, height restrictions, and environmental regulations in your target area. Each locality has specific requirements.
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Item 5Create Inspiration Portfolio Medium PriorityCollect photos, magazine clippings, and Pinterest boards to communicate your vision. Organize by room and architectural style for easy reference.
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Item 6Interview at Least 3 Custom Builders High PriorityCompare experience, portfolios, communication styles, and references. Ask about their design-build process and project management approach.
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Item 7Check Builder References & Past Projects High PriorityContact previous clients and visit completed homes if possible. Ask about communication, timeliness, quality, and post-construction support.
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Item 8Verify Builder Insurance & Licensing Medium PriorityConfirm general liability, workers' compensation, and proper Virginia contractor licensing. Request certificates of insurance.
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Item 9Determine Desired Square Footage Medium PriorityConsider current needs plus 5-10 years of lifestyle changes. Factor in family growth, aging parents, and work-from-home requirements.
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Item 10Research Energy Efficiency Options Low PriorityInvestigate HVAC systems, insulation, windows, and renewable energy options. Consider long-term utility savings and environmental impact.
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Item 11Plan for Future Technology Needs Medium PriorityConsider smart home wiring, EV charging stations, high-speed internet infrastructure, and home office technology requirements.
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Item 12Research Local Architectural Styles Low PriorityUnderstand what styles complement Virginia's landscape and climate. Consider regional preferences and HOA requirements.
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Item 13Consider Resale Value Factors Medium PriorityBalance personal preferences with features that maintain market appeal. Research what buyers in your area value most.
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Item 14Establish Communication Preferences High PriorityDetermine how often and through what channels you want project updates. Ask about project management tools and regular meeting schedules.
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Item 15Plan Temporary Housing if Needed Medium PriorityArrange rental housing if selling current home before new home completion. Factor rental costs into your overall budget.
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Item 16Research Homeowners Association Requirements Low PriorityUnderstand any HOA architectural guidelines and approval processes. Review CC&Rs and monthly fees before lot purchase.
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Item 17Consider Aging-in-Place Features Medium PriorityPlan for wider doorways, accessible bathrooms, and single-floor living options. These are easier to include now than retrofit later.
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Item 18Plan Storage Needs Low PriorityConsider seasonal items, hobbies, and growing family storage requirements. Include garage, basement, attic, and closet storage.
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Item 19Research Property Tax Implications Medium PriorityUnderstand how new construction affects property taxes in your area. Budget for increased taxes after home completion.
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Item 20Set Realistic Timeline Expectations High PriorityCustom homes typically take 6-8 months to build, plus design and permitting time. Weather, change orders, and inspections can affect timeline.
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Item 21Plan for Change Orders Medium PriorityBudget 5-10% extra for modifications you'll want to make during construction. Understand your builder's change order process and pricing.
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Item 22Consider Maintenance Requirements Low PriorityFactor ongoing maintenance costs for different materials and systems. Some choices save money upfront but cost more long-term.
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Item 23Document Everything Medium PriorityStart a project binder for contracts, permits, photos, and communication records. Digital and physical copies are recommended.
💡 Pro Tip from Halsey Homes
The planning phase is where your dream home is truly born. Take time with each item - rushing through planning often leads to costly changes later. Our design-build process ensures these elements are thoroughly addressed before construction begins, saving you time and money while delivering your perfect home.