​

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.  

​

• 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 7-10 months to complete.  We will have several pre-determined site visits such as electrical and trim walk-throughs.  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.

• 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. 

​

​

CONSTRUCTION STANDARDS

 

FOUNDATION

• Footing to be 16"x18" 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 8" fill sand minimum.

• 10 mil visqueen moisture barrier.

• Concrete to be 3500 psi.

 

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.

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

• Load bearing headers to be double 2 x 12 or as otherwise noted on plans.

• Exterior headers to be insulated with 1/2" foam board between plys

• 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.

• All joists and rafters to be #2 & better grade Douglass Fir.

• 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 Gator 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.

• Exterior trim (if applicable) to be rough cedar.

• Garage door jambs to be rough cedar.

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

 

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.

• Rheem RTGH 95 gas tankless water heater.

 

MECHANICAL (HVAC)

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

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

• Aprilaire model 700 humidifier.

• 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.

​

​

​