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OUR PROCESS

 

When you are ready to build a custom home, Todd Kraybill Construction will be there every step of the way.  We realize building is as much about service as it is construction.  We will guide you throughout the entire building process and will keep you informed with updates and important information along the way.  We use an online project management system that will help you stay organized with 24/7 access to selections, change orders, photos, conversations and more.  Everything about your home can be found in one place with access from your computer, tablet, or smart phone.  

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• Initial discovery meeting  - Our goal in our initial meeting is to understand your vision.  We will discuss budget, size, style, location, timeline, etc...  If you currently own land or are thinking of purchasing a lot, we will be happy to visit the location and discuss buildability of the land with you.  

• Create plan - Based on our preliminary discussions, we will work with you to create your floor plan.   We have several designs to choose from or can assist in the design of a custom plan.

• Bidding and estimating - Once the plans are complete, we move to our bidding and estimating phase.  At this point, we will prepare a Pre-Construction Services Agreement.  This agreement will outline our services which includes preparation of the project cost estimate, preliminary construction specifications, and preliminary schedule.  The non-refundable fee for these services will be $1.00/sf, which will be applied to the construction costs should you move to a construction agreement with us.  This process takes 1-3 weeks to complete.  

• Construction agreement - Based on the complexity of the build, the contact can either be a fixed price or cost plus a pre-determined builder fee.  Progress payments are made at various intervals during construction.  

• Secure construction financing (if applicable) - Once the contract is signed, you will work with your lender to secure construction financing.  This process takes approximately 4-6 weeks. 

• Pre-construction meeting - We will meet prior to construction to review the construction process and to make selections and decisions needed to start construction.

• Construction begins - Construction time on your home depends on several factors including size, complexity, customization, labor, materials, and weather.  Once construction has started, most homes take 7-12 months to complete.  You are welcome to visit the site at any time. 

• Interior finish selections - At approximately the framing stage of your home, you will begin your interior finish selections.  You will visit some of our vendor’s showrooms such as lighting and appliances.  Our office is complete with a selection room that showcases many of the sample items available to you.

• Electrical / pre-drywall walk-through - Building a new home is an exciting endeavor that offers a multitude of choices to create a personalized, functional home.  The placement and configuration of your electrical systems play a vital role in ensuring your home meets your specific needs.  From outlets to recessed can lights, lighting controls to exterior lighting, the details matter.  We will schedule this meeting after the home is dried-in.

• Trim walk-through – This occurs after the drywall is complete and before the trim and cabinets start.  We will focus on finalizing details such as closet and pantry shelving, mantles, beams, etc.....

• Orientation & walk-though - Once construction is complete, we will “walk through” your home and acquaint you with its features and instruct you on the operation of various systems and components.  We will explain your responsibilities for maintenance and upkeep, as well as our warranty coverage and procedures. 

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CONSTRUCTION STANDARDS

 

FOUNDATION

• Footing to be 16"x24" minimum.

• Footing reinforcement to be four #5 continuous rebar.

• Footing uprights to be #4 vertical 2'0" on center to be bent into slab.

• Slab to be engineered post tension cable system.

• Thickened slab beams per post tension design.

• Slab concrete to be 4" thick minimum.

• Slab subgrade to be 10" fill sand minimum.

• 10 mil visqueen moisture barrier.

• Concrete to be 3500 psi.

• Foundation form boards to be 15” tall minimum to facilitate site drainage.

 

FRAME / STRUCTURE

• Sill plate anchors at exterior walls to be Simpson Titan HD 1/2" x 6" 

• Exterior walls to be 2 x 6 Douglas Fir STUD grade studs 16" o.c. (most homes)

• Interior walls to be 2 x 4 Douglass Fir STUD grade studs 16" o.c.

• All headers to be Timberstrand LSL (laminated strand lumber) or as otherwise specified by engineer. 

• Weather resistant barrier sheathing to be 7/16" Huber Zip continuous with tape at joints.

• Window sills to be cut on a 5-degree angle for drainage and flashed with Huber Zip Flex tape.

• Bottom sill plate / sheathing to be sealed with 6" Siga Fentrim 430 flashing tape.

• Ceiling joists to be 16" on center. 

• Rafter tie downs to be Simpson Strong drive truss screw installed on every other rafter to top plate.

• Floor joists (if applicable) to be TJI - Trus Joist or open web trusses as designed by engineer.

• Sub floor (if applicable) to be 3/4" Advantech, screwed and glued.

• Roof sheathing to be 5/8" OSB, with ply-clips.

• Fascia to be 3/8" x 6" textured "Smart Trim".

• Soffits to be 4' x 8' textured "Smart Panel" with screen mold over joints.

• Porch and patio ceilings to be 1”x8” pine shiplap/car siding. 

• Siding (if applicable) to have EZ-Fur rainscreen behind to create drainage plane.

• Window frames to be caulked, screwed and taped during installation.

 

PLUMBING

• Wisbro Pex water lines with expandable fittings and shut-offs at all fixtures.

• Hot water supply lines below slab to have R-3 insulation wrap.

• Navian NPE-240S2 gas tankless water heaters with drain pans.

 

MECHANICAL (HVAC)

• Furnace(s) to be Carrier 95% AFUE gas

• Air conditioner(s) to be Carrier 16.0 SEER.

• Fresh air ventilation to be Aprilaire model 8126X tied into return air.

• Supply outlets to be flex duct overhead with R8 insulation.

• One 6" supply outlet cut into side of attic plenum for attic humidity control.

• Return outlets to be flex duct overhead with R8 insulation.

• Kitchen and bathroom exhausts vented to exterior.
   

INSULATION

• Open cell foam envelope system at conditioned area.

• 5" average exterior wall thickness on 2x6 construction.

• 3" average exterior wall thickness on 2x4 construction.

• 7" average roof deck thickness.

• Bottom sill plate of exterior walls and garage to house wall to be sealed with caulking.

• Joint at double top plate to be sealed with caulking.

• Joints of connected wall studs to be sealed with caulking.
   

MASONRY

• Total Flash masonry cavity through wall drainage system at base plate to prevent water infiltration. 

• Wall ties to be 22-gauge corrugated metal attached to wall studs with #9 x 2" screw with neoprene washers.  Wall ties to be placed 16" o.c. horizontal and 16" o.c. vertical.

• Weep holes to be Installed 33" o.c. at floor level and filled with weep vent mesh.

• Cavity drainage mesh mortar dropping device installed at bottom plate to prevent mortar droppings from blocking the weep holes.

• Vertical control joints to be installed in masonry walls exceeding 25 feet in length. Joints to be caulked.

• 15# felt paper behind all stone for additional weather and moisture barrier.

 

TILE

• All floor tile to be laid over Schluter Ditra uncoupling membrane to prevent cracked tile and grout.

• All tile to be laid with clip leveling system to ensure flat even surfaces.

• Shower water proofing system to be Schluter Kerdi system.

 

PAINTING

• Painted woodwork to be two coats primer and two coats water-based Spectrum Super Kote 5000 semi-gloss (32).

• Interior walls and ceilings to be one coat level 5 primer and two coats Benjamin Moore Ultra Spec 500 low sheen eggshell paint.

• Exterior paint to be one coat level 5 primer and two coats Sherwin Williams Super Paint.

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