Building a new home is exciting, but it also involves a lot of coordination behind the scenes. From choosing a floor plan and reviewing your lot to permitting, construction, inspections, and closing, each step plays an important role in bringing your home to life.
At Sposen Homes, we do not expect our homeowners to be construction experts. Our goal is to help you understand the general process, know what to expect, and feel confident as your new home moves from planning to construction.
While every homesite and project is unique, most new construction homes follow five main phases.
1. Getting Started
The first phase is all about making informed decisions before moving forward. During this stage, you will work with our New Home Specialist team to review your goals, budget, financing options, floor plan preferences, and homesite.
This step may include:
- Pre-qualification with a lender or proof of funds for cash buyers
- Reviewing available floor plans
- Walking through model homes or completed builds
- Visiting the showroom to explore finishes and features
- Selecting the floor plan that best fits your needs
- Reviewing your lot or potential homesite
If you already own a lot, our team will help determine whether the floor plan you are interested in is a good fit for the property. If you are still looking for land, this stage can help you better understand what to consider before purchasing a homesite.
Lot review is an important part of the process because every property is different. Several factors can affect the scope of work, including:
- Setbacks
- Elevation Requirements
- Drainage
- Utilities
- Site Preparation
- Local Building Requirements
Taking the time to review these items early helps create a clearer path forward.
2. Purchase, Contract, and Design
Once your floor plan, homesite, and major options are reviewed, the next step is signing the construction agreement.
The construction agreement outlines the key details of your home, including:
- Selected Floor Plan
- Homesite Information
- Structural Options
- Standard Features
- Selected Upgrades
- Site Preparation Details
- Pricing
- Deposit Requirements
This is an important step because the agreement becomes the foundation for the plans and documents needed to move the project forward. Before signing, homeowners should carefully review the agreement to make sure the floor plan, options, and specifications match their expectations.
After the agreement is signed and the initial deposit is received, the project begins moving into planning, design, financing, and permitting.
During this phase, Sposen Homes begins coordinating important project documents, which may include:
- Architectural Plans
- Boundary Survey
- Site Plan
- Engineering
- Lender And Title Requirements
- Design Selections
Design Session
The design session is where homeowners select many of the cosmetic finishes that personalize the home, such as:
- Flooring
- Paint Colors
- Cabinets
- Countertops
- Hardware
- Lighting
- Plumbing Fixtures
- Exterior Colors
- Other Non-Structural Selections
Because the design session focuses on finishes and non-structural selections, it is important that structural decisions are made earlier in the process and included in the construction agreement.
3. Pre-Construction Planning
Before construction can begin, several important documents must be prepared and reviewed.
The boundary survey identifies key lot details such as property dimensions, elevation, setbacks, and other site conditions. From there, the site plan shows how the home will be positioned on the lot.
The site plan helps account for:
- Drainage
- Easements
- Utilities
- Garage Orientation
- Elevation
- Local Code Requirements
Architectural plans are also prepared and reviewed to make sure the selected floor plan and structural options are accurately represented. Once the necessary documents are complete, they are prepared for permit submission.
This stage is highly detailed, but it is essential. Proper planning helps ensure the home is designed for the specific lot and meets local building requirements before construction begins.
4. Permitting and Approvals
Before a home can be built, the permit package must be submitted to the local building department for review.
A permit package may include:
- Architectural Plans
- Boundary Survey
- Site Plan
- Drainage Plan
- Engineering Documents
- Energy Calculations
- Permit Applications
- License Information
- Subcontractor Forms
- Municipality-Specific Documents
Depending on the homesite, additional permits or approvals may be needed for property-specific items, such as:
- Septic
- Well
- Driveway
- Utilities
- Seawalls
- Wetlands
- Protected Species
- Other Local Requirements
Once submitted, the local building department reviews the permit package for code compliance. Review times can vary depending on the municipality, the complexity of the project, and whether additional information or corrections are requested.
After the permit is approved, Sposen Homes notifies the homeowner and prepares the project for construction.
5. Construction and Closing
After permits are received, a Construction Manager is assigned to the project and becomes the homeowner’s main point of contact throughout the build.
Before construction begins, homeowners attend a Pre-Start Orientation to review the final plans, options, upgrades, and design selections. This helps confirm that everything is accurate before construction instructions are issued to the trades.
Main Construction Stages
Once construction starts, the home moves through a series of coordinated stages. While the exact timeline can vary based on the model, site conditions, weather, labor, materials, inspections, and municipality requirements, the general construction process includes:
Phase 1: Site Work
- Scrape/Clear
- Rough Stake
- House Pad/Pin Corners
Phase 2: Shell
- Footing & Stem Wall, if applicable
- Underground Plumbing
- Slab Pour
- Block Walls & Pour Beam
- Erect Trusses/Sheathing
- Windows & Exterior Doors
Phase 3: Trades
- Roof Dry-In
- Interior Framing
- Mechanicals
- Insulation
- Pre-Drywall Walk
Phase 4: Pre-Finish
- Drywall Hang & Finish
- Stucco
- Doors Installed
- Paint Interior & Exterior
- Roofing
Phase 5: Finishing
- Flooring
- Cabinets
- Countertops
- Interior Trim Installed
- Garage Door(s)
- Soffit & Fascia
Phase 6: Button Up
- Mechanical Trim Out
- Install Driveway & Lanai
- Irrigation and Landscaping
Homeowner Meetings
Throughout construction, homeowners also have key meetings with the Construction Manager to review progress, confirm details, and prepare for closing.
- Pre-Start Orientation
Before construction begins, homeowners attend a Pre-Start Orientation with their Construction Manager. This meeting is used to review the final plans, options, upgrades, and design selections before work starts in the field. It helps confirm that everything is accurate before construction instructions are issued to the trades.
- Pre-Drywall Orientation
Before drywall is installed, homeowners attend a Pre-Drywall Orientation with the Construction Manager. This gives homeowners an opportunity to see the home before the walls are enclosed, review structural options, and ask construction-related questions.
- Quality Control Walk
As the home nears completion, the Construction Manager completes an internal quality control walk. During this walk, the Construction Manager identifies items that need attention and coordinates them with the appropriate trades before the homeowner’s final walkthrough.
- Pre-Closing Orientation
The Pre-Closing Orientation typically takes place a few business days before closing. During this meeting, the Construction Manager walks the homeowner through the home, explains how key systems operate, points out important shut-offs and controls, and documents any items that may need to be addressed.
- Customer Verification Walk
The final step is the Customer Verification Walk, which usually takes place the day before or the day of closing. This brief follow-up confirms that noted items have been completed or documented before the homeowner moves forward with closing.
Building With Confidence
The new construction process includes many steps, but each one serves an important purpose. From early planning and design selections to permitting, construction, walkthroughs, and closing, Sposen Homes has a structured process designed to help keep your home moving forward.
Our team is here to guide you through each phase, answer questions along the way, and help you feel informed as your new home comes to life.
Ready to build your new home in Southwest Florida? Contact Sposen Homes to connect with a New Home Specialist and learn more about building on your lot.