Land Development

• Determine Highest and Best Use
• Demographics
• Feasability Study - Cost Benefit
• Check Zoning, or apply to Rezone
• Obtain Soils Report
• Obtain Survey Report
• Review CC & R's (If Applicable)
• Financial Consideration: Financing, or Terms
• Purchase Decision
  • Go,
  • or No Go
• Mobilization
  • Construction Off-Site (Grading, import/export, utilities installed)
  • On-Sites (Streets, Lighting, Curb and Gutters)
• Marketing, or Utilization as Needed

Single Family Housing Construction Process

• Determine Zoning
• Obtain Soils Report
• Obtain Survey Report
• Review CC & R's (If Applicable)
• Lifestyle Requirements for Housing
  • Number of Bedrooms
  • Number of Square feet
  • Price Range
• Qualify Buyer
• Determine Construction "Budget"
• Preview Plans, or Sketches
• Architectural Drawing
• Civil Engineer prepare Topo & Grading, Drainage Map if required
• Engineer perform Soils and Perculation Test (for Septic System) if required
• Architect incorporates Engineers input into House Plans
• Apply for Financing if Required
• Apply for Permits 
  • Grading
  • Water - CSD (If Reguired)
  • Environmental Services - Septic (If Required)
  • Building Permit
• Begin Construction
• 4 - 6 months in Tehachapi Area
• Grading and site preparation
• Engineer's Inspection for Compaction if required 
• Foundation construction
• Soils (sewer pipes)  & foundation Plumbing
• Foundation Forms, Rebar (steel)  & Rough Plumbing Inspection
• Framing
• Installation of windows and doors with Weather Seal
• Facia Painting
• Roofing
• Building Inspector for Roofing
• Siding, (or stucco - scratch coat, browning, color coat - total stucco coat is 7/8" thick)
• Rough plumbing (plumbing within walls and "Topped Out)
• Rough Heating Venting & Air Conditioning Ducting (air vents) & equipment installed - HVAC
• Rough Electrical (wiring installed in all walls)
• "Four-Way Building Inspection") Framing, Rough Electrical, Rough Plumbing & HVAC
• Drywall (Building Inspector for Drywall Nailing)
• Drywall "Finish," Texturing
• Cabinets Installed
• Floor Tile Installed (kitchens, bathrooms, entry & Etc,)
• Finish Carpentry (trim, baseboards, closet shelving, interior doors installed)
• Bathroom and kitchen counters with back spashes (Tile or Granite)
• Interior Painting (Minimum two coats)
• Hookup to water main, or well drilling Hookup to sewer or installation of a septic system
• Finish plumbing
• HVAC Finish (air outlets and thermastat installed)
• Carpet and flooring Finish
• Utilties connected (Electricity, cable & phone)
• Final Building Inspection for Building Permit 
• Walk-Thru with owner for inspection
• Punch List (any items of concern), or acceptance as completed with Notice of Completion recorded in Couty of Kern if lender requires.  Job Card "Final Inspection"

   Congratulations!

A basic guide to home inspection.

This is not intended to be comprehensive, but a guide to spotting some of the most common problems. It is suggested you print out this checklist and take it with you. I recommend a professional home inspection.

BASEMENTS
Check:

	Check Crawl Space or Basements For signs of insect infestation
	Grading to assure water will drain away from the foundation
	Basement or crawl space for dampness following wet weather
	Foundation walls for cracks (horizontal or vertical) bigger than width of pencil could be a problem

	Check Exterior Walls Masonry and bricks for cracks and missing mortar
	Wood siding for decay, cracking and paint failure
	Vinyl or aluminum siding for loose or missing pieces
	Asbestos tiles for cracks
	Fascias and soffits for paint failure

	Check Roofs for: For damaged, curling or missing shingles from the ground
	Cracked or missing tiles if tiled roof
	Try to verify age of roof. Shingle roof typically has a life of 10-15 years.
	Damaged flashing Gutters for damage. Make sure they are attached properly
	Downspouts to make sure that they are attached and running water away from the foundation
	For chimney caps if house has chimney
	Vent louvres for bird nests or other obstructions

	Check Site For: Window wells and storm drains are free of debris
	For drips at outside hose bibs
	Driveways and sidewalks for cracks and settling
	For any wood surfaces that are in contact with the soil (access for termites and other bugs)
	For tree limbs on power lines that enter the house or touch the roof

	Check Doors & Windows For: For damaged or missing screens and broken glass
	Caulking at doors and windows
	Doors and windows open, close and lock properly
	Auto-reverse and child safety beam on electric garage door openers

	Check Interior Surfaces For: For cracks in walls and ceilings
	Age and condition of carpets
	For water stains on walls and ceilings

	Check Plumbing System For: For any leaking handles or faucets drains that drain slow
	For leaks under sinks
	Waste disposer works if applicable
	Shower diverter
	Water heater for leaks and rust

	Check Heating & Cooling (HVAC)) For: Are furnace or a/c filters clean
	Cold air blowing out of a/c when turned on to cold
	Warm air blowing out when turned to heat

	Check Electrical For missing or broken switch or receptacle covers
	For covers on all junction boxes
	For GFI receptacles (Ground Fault Interrupt) in bathrooms, kitchens, and out side receptacles
	Refrigerator gets cold with no leaks round door

A Word of Warning:

Anyone who talks you into being your own general contractor, or "owner/builder," may be doing you no favor. "Owner/builder" describes a situation in which the homeowner becomes the general contractor. As an owner/builder, you (not the person you hire) assume responsibility for the overall job, which may include such things as state and federal taxes, workers' compensation, building permits and other legal liabilities. Unless you are very experienced in construction, it is best to leave these matters to your licensed contractor.

Owner/Builder Information

A frequent practice of non-licensed persons professing to be contractors is to have the property owner obtain the building permit as "owner/builder", erroneously implying that the property owner is providing his or her own labor and material personally. A contractor's license issued by the State of California Contractors State License Board is required when the work is to be performed by someone other than the property owner and is valued over $500.00 including labor and material. The licensed contractor should obtain the permit. Building permits are not required to be signed by property owners unless they are performing their own work personally.
Contractors are required by law to be licensed and bonded by the State of California and to have a business license from the city or county in which they are performing work. They are required by law to provide for workers' compensation if they employ or otherwise engage any person to work. They are also required by law to put their license number on all forms of advertisement, proposals, estimates, and contracts.

If you plan to do your own work as an owner/builder, with the exception of the various trades that you plan to contract to licensed contractors, you should be aware of the following information for your benefit and protection:

If you employ or otherwise engage any persons other than your immediate family, and the work (including materials and other costs) is $500 or more for the entire project, and such persons are not licensed as contractors or subcontractors, then you may be an employer.

If you are an employer, you must register with the state and federal governments as an employer, and you are subject to several obligations including state and federal income tax withholding, federal social security taxes, workers' compensation insurance, disability insurance costs, and unemployment compensation contributions.

There may be financial risks for you if you do not carry out these obligations, and these risks are especially serious with respect to workers' compensation insurance.

For more specific information about your obligations under federal law, contact the Internal Revenue Service at (800) 829-1040 [and, if you wish, the U.S. Small Business Administration at (800) 359-1833]. For more specific information about your obligations under state law, contact the Employment Development Department at (916) 653-0707, the Department of Industrial Relations at (415) 703-5070, and the Franchise Tax Board at (800) 852-5711.

Business and Professions Code, Section 7044 provides for an exemption from the contractor's license requirements for "owner/builders". Section 7044 reads, in part, as follows:

7044: This chapter does not apply to any of the following:

(a) An owner of property, building or improving structures thereon, or appurtenances thereto, who does the work himself or herself or through his or her own employees with wages as their sole compensation, provided none of the structures, with or without the appurtenances thereto, are intended or offered for sale.

(b) An owner of property, building or improving structures thereon or appurtenances thereto, who contracts for such a project with a subcontractor or subcontractors licensed pursuant to this chapter.

However, this exemption shall apply to the construction of single-family residential structures only if four or fewer of these structures are intended or offered for sale in a calendar year. This limitation shall not apply if the owner of property contracts with a general contractor for the construction.

(c) A homeowner improving his or her principal place of residence or appurtenances thereto, provided that all of the following conditions exist:
(1) The work is performed prior to sale.
(2) The homeowner has actually resided in the residence for the 12 months prior to completion of the work.
(3) The homeowner has not availed himself or herself of the exemption in this subdivision on more than two structures more than once during any three-year period.

Information about licensed contractors may be obtained by calling the Contractors State License Board at 1-800-321-CSLB.

What You Should Know Before You Hire a Contractor

Summary from California State License Board Website:

http://www.cslb.ca.gov/consumers/beforehiring.asp

The Contractors State License Board Advises Before You Begin

• • 	Select a licensed and qualified contractor;
    	Negotiate a clear contract;
    	Prevent disputes with the contractor;
    	Resolve disputes with the contractor if they arise.

• Caveat Emptor - Let the Buyer Beware
  • Home Improvement Bill of Rights

  • 	The right to hire only licensed contractors;
    	The right to make a down payment of no more than 10 percent of the project price or $1,000, whichever is less;
    	The right to a written contract that is clear and includes a payment schedule and completion date.
    	You also have the responsibility to properly plan and manage your project.

• Selecting a Licensed Contractor:
  • Do Your Home Improvement Homework: Check The License
    • Check The Contractor's References

	Did the contractor keep to the schedule and the contract terms?
	Were you pleased with the work and the way it was done?
	Did the contractor listen to you when you had a problem, and seem concerned about resolving it?
	Did the contractor willingly make any necessary corrections?

• Make Sure The Contractor Has Workers' Compensation And Liability Insurance Coverage
• The Contract
  • Get It In Writing
  • Make Sure Everything You Are Paying For Is In The Contract

• Describing the Job-- the Good, the Bad and the Ugly

  The Good	The Bad	The Ugly
  Install kitchen cabinets manufactured by Company XYZ, model ABC, per plan.	Install oak country-style kitchen cabinets.	Install some cabinets.
  Paint indoor entry (per plan) using brand X paint, color ABC, two coats, with preparation described in next paragraph.	Prep and paint entryway with blue paint.	Paint the entry.
  Brand X kitchen faucet in style ABC and color BCS.	Kitchen faucet replaced if necessary.	Kitchen fixtures

• Warranties
  • California law limits the period during which a complaint may be filed against a contractor to four years from the date when the act or omission occurred.
  • This statute of limitations may be extended if there is an express, written warranty issued by the contractor.
• Scheduling the Work
  • Your contract should specify an approximate starting date and completion date for your project.
• Scheduling the Payments
  • Make sure the payment schedule is based on the contractor's performance.
• Keep a Job File
  • You should keep a file of all papers relating to your project. It should include:
  • Permits, Plans and Specifications
• The contractor should obtain the necessary building permits.
• Inspections
  • The building department will inspect the work when it has reached a certain stage and again when it is completed to make sure it complies with various codes and regulations. The contractor is responsible for arranging for these inspections.
• Legal Considerations . . .Liens
  • Preliminary Lien Notices
  • Shortly after your job commences, you will probably receive preliminary lien notices from subcontractors and material suppliers. Don't panic! This does not mean that a lien has been filed against your property. The law requires you to be furnished with these notices to alert you that those persons have worked on or have supplied materials for your job and expect to be paid. These persons may have what are called mechanic's lien rights.
  • Mechanic's Liens
    • The law provides that those who furnish labor or materials to your home can record a "Claim of Lien" or "Mechanic's Lien" against your home if they are not paid. Even if you have paid your general contractor in accordance with the contract, if he or she fails to pay any subcontractor or materials supplier who performed work or supplied materials in connection with your project, you still run the risk of having a mechanic's lien filed against your home. You could be required to pay a bill twice to keep from losing your home in a foreclosure proceeding.
    • You can protect yourself from unwarranted liens by identifying subcontractors and materials suppliers in your written contract and getting signed conditional lien releases from the subcontractors and suppliers.  Your Contractor can do this.
• Arbitration Clause
  •  By agreeing to arbitrate your dispute, you are agreeing to have a dispute with your contractor decided by neutral arbitration and you are giving up your right to have the dispute litigated in a court or jury trial. Many consumers prefer arbitration to court proceedings.
• What If Problems Occur?
  • In spite of all the precautions you have taken, problems will sometimes occur with the work that was done on your home. If problems do occur, either during construction or afterward, contact your contractor. Usually he or she will make corrections willingly.
  • Should the contractor refuse to make corrections, you can file a complaint in writing with the Contractors State License Board and your local building department. If necessary, consult an attorney.
• Complaints
  • Complaints within the Board's jurisdiction involve violations of Contractors License Law for up to four years from the date of an illegal act, and priority is given to complaints based on the order of receipt, the nature and seriousness of the allegations, and available CSLB resources such as budget and staffing.
    • Violations that are mediated and/or investigated may include:
      • Failure of a licensed contractor to fulfill the terms of an agreement, including poor workmanship, including poor workmanship that does not meet minimum trade standards;
      • Requiring a down payment in excess of 10 percent of the contract price or $1,000, whichever is less;
      • Abandonment;
      • Failure to pay subcontractors, material suppliers or employees;
      • Building code violations;
      • Use of false, misleading or deceptive advertising; and
      • Violations of home improvement contract requirements.