The Construction Process
Once the contract has been executed between the owner and contractor and a start date has been established then it is time to GET STARTED!
The permit: A permit is required on all projects and the requirements to procure the building permit vary depending on where the project is located.
Site Mobilization: At the beginning of every project, the site must be staged prior to the commencement of work. There are many possible requirements, but just to name a few
- Temporary perimeter fencing for security.
- Erosion control (silt fence, tree save fence, construction entrance, etc.)
- Mobile ConstructionTrailer (not required on all jobs)
- Establish temporary power and water.
Utility Construction: Scheduling this phase of construction is dependent on different variables. Typically this phase consists of establishing fresh water, electrical power, and a sewer or septic connection. Depending on where these connections are designed to tie into the new building, these connections can occur in the beginning or towards the end of the project.
Demolition of any existing conditions: Certain existing conditions must be removed prior to the start of building the project.
New Construction: Consists of clearing the property of any unwanted trees or brush to make way for the foundation. This is typically the only existing condition you will find with new construction.
Renovations & Additions: Many of these types of projects include demolition of the interior walls, doors, trim, etc. Exterior existing conditions include concrete curbing, parking lots, sidewalks, etc.
Steel reinforced footers.
Footers: Next are the concrete footers. Footers are typically steel reinforced, concrete poured, underground support that extends the perimeter of the project.
Foundation Walls: Once the footers are poured, and the proper steel reinforcement has been placed (Tied), it’s time to form up, and pour the foundation walls.
Pouring of the foundation walls.
The Slab: Once any required plumbing drains, or electrical conduits are trenched in, its time to pour the slab. The concrete slab is what you would see in the basement of a house or commercial building. It is poured over the foot print of the project and typically extends down to the top of the footers and up to the insides of the foundation walls.
Slab prepped for concrete.
This slab is prepped and ready for concrete. What you are looking at is a plastic moisture barrier with a steel welded wire mesh laid across it for slab reinforcement. The middle is dug out for a “grade beam” with three parallel pieces of steel rebar for reinforcement. A grade beam is a footer that extends through the middle of concrete slabs that span too far.
Typical Wood Framing
Framing: After the slab has had time to cure (usually 3 days), it’s time for framing. This is when your project really starts to take shape! Wood framing is typically used in most residential projects as well as many smaller commercial projects. In larger commercial and industrial projects, structural steel framing is typically used in conjunction with interior metal (lightweight steel) framed walls.
HVAC, Plumbing, and Electrical Rough in: Once the framing is in, it is time to rough in the HVAC (heating ventilation and air conditioning), Plumbing, and electrical. This is where all of the air ducts, plumbing drains and supply lines, and electrical wiring is installed.
Dried in: At this point in the construction process or goal is to get “dried in”. This consists of installing the roofing system, and installing the exterior doors and windows. The reason is to minimize moisture inside the building as this can cause damage to further interior improvements such as drywall and trim.
Interior & Exterior: Once the project is “dried in”, interior and exterior improvements can commence simultaneously.
Interior Improvements
The Insulation shown above is designed for use with indoor saunas. There really isn’t anything we can’t do!
Insulation: Once the project is dried in and the inspections are passed for the HVAC, plumbing, and electrical, the insulation is installed in all of the exterior surfaces of the building (walls & roofing).
Interior Wall coverings: Interior wall coverings can vary from gypsum board (drywall), tile, or even interior stone walls. These are just a few of the typical interior wall coverings.
Typical finished gypsum board (drywall) with the trim already installed.
Interior Trim (Finish Carpentry): Most common in residential projects, this stage of construction can really accentuate your home, bringing elegance to a basic wall using crown mould, base board, chair railing, and a number of other trim styles. Cabinets and countertops are usually installed during this phase as well.
A good trim carpenter can bring elegance to a normal room!
Painting: Once all of the colors are picked out by the owner, the interior walls, ceilings, and trim are typically coated with one coat of primer and two coats of paint. Getting Close!
Painting of floors and trim has been completed.
Flooring & Fixtures: This is the last stage of the interior construction. Typically, all fixtures that do not require the flooring to be installed first (i.e. toilets), are installed. The word “fixtures” refers to all plumbing fixtures (Sinks, toilets, showers), HVAC fixtures (duct grills, diffusers), and electrical fixtures (lights, receptacles, and appliances). To minimize the amount of traffic over a new product, flooring is the last thing to be installed. One last thing!
Final Building Inspection: A final building inspection will be performed by the local permitting authority, and a Certificate of Occupancy will be granted. Once the certificate is granted, it’s time to move in!
Exterior Improvements
Exterior Trim (Cornice): The “cornice” is the trim your see around the roof line of both residential and commercial projects. It is usually installed before the roofing is installed.
Exterior Wall Covering: Brick, Stucco, and siding are some of the more common coverings. All three come in a variety of styles and colors.
Exterior Covering (brick, stone)
Paint: The cornice and other exterior trim are typically the only surfaces that require paint, as wall coverings are manufactured in different colors which are picked prior to installation.
Exterior Fixture installation: Usually electrical fixtures (exterior lighting).
Finish Grading: Once all of the exterior improvements have been made to the building and there is no longer a need for ladders or scaffolding, it is time to “get the site on grade”. This consists of getting the exterior elevations ready for landscaping and exterior concrete (i.e. driveway).
Exterior Concrete or asphalting: Once the site is graded to the desired elevations, the exterior sidewalks, and driveway are formed and poured (or paved). In larger commercial construction this is sometimes done closer to the beginning of the project. In residential construction, this is done towards the end to minimize the amount of traffic by the contractors that will be working on the project.
Landscaping: Landscaping is the last stage of exterior construction! Like other phases, there are many options for landscaping from sewing new grass, installing sod, shrubs, flowers, and irrigation systems (installed prior to concrete or asphalt due to underground lines).
The Walk Through
The last phase of the project is the Walkthrough! This is where we (the owner and contractor) perform a complete inspection of the property including the interior and the exterior. We will create a “punch list”, and each item will be adjusted or improved to the owner’s satisfaction prior to job completion. Good Business is very important to us. Our definition of good Business is owner satisfaction, not job completion.