Build It Right Guide
⚠ General education only, not professional, engineering or legal advice. Follow local building codes, get required permits and inspections, and hire licensed pros for structural, electrical, plumbing, gas, roofing and other regulated work. Use at your own risk. Full disclaimer

Step-by-step guide

Owner-builder new home: the phases from land to final inspection

Being your own general contractor can save the GC fee, but you take on the schedule, the subs, the permits, the lender and the risk. Here are the phases in order, so you can decide with clear eyes.

Check owner-builder rules first. States and counties differ on whether an owner may act as builder, what they may do themselves, whether they must live in the home, and limits on selling it soon after. Ask your building department and state licensing board before you buy land.

  1. Land due diligence

    Before buying: zoning, setbacks, easements, utility access, soil and percolation tests if you need a septic system, well feasibility, flood zones, road access and HOA covenants.

  2. Financing

    Construction loans often have specific rules for owner-builders, and some lenders will not lend to them. Ask lenders early, and expect draw schedules tied to inspections.

  3. Design and engineering

    A licensed architect or designer draws plans; an engineer may be required for structure, foundation, or site conditions. Energy-code compliance is part of most plan reviews.

  4. Permits and plan review

    Submit plans, pay fees, and respond to plan-review comments. Do not break ground before the permit is issued.

  5. Site work and utilities

    Clearing, grading, erosion control, driveway, temporary power, and utility connections or well and septic.

  6. Foundation

    Excavation, footings, foundation walls or slab. Footing and foundation inspections are typically required before pouring or backfilling.

  7. Framing and dry-in

    Floor, walls, roof structure, sheathing, roofing, windows and exterior doors. Framing inspection follows rough-ins in many places.

  8. Rough-ins

    Plumbing, electrical, HVAC and gas by licensed trades as required, then rough inspections.

  9. Insulation and drywall

    Insulation inspection where required, then drywall.

  10. Exterior finishes

    Siding, trim, gutters, grading away from the house.

  11. Interior finishes

    Paint, flooring, cabinets, counters, trim, fixtures and appliances.

  12. Final inspections and occupancy

    All trades pass final, and the jurisdiction issues a certificate of occupancy or final approval. Do not move in before you have it.

Licensed pro Most owner-builders hire licensed subs for foundation, framing, roofing, electrical, plumbing, HVAC and gas, and manage them. Verify every sub's license and insurance, and get lien waivers when you pay where applicable.

Next step

Map construction draws and bills week by week.

13-Week Cash Flow Forecast: Week-by-week cash in and out so slow months never surprise you. Excel / Google Sheets.

Get it for $12 Our own product, sold on Gumroad. Instant download.

Related: How to plan a remodel: budget, scope, permits, and DIY vs. hiring · Kitchen remodel steps in the right order · Bathroom remodel steps: the sequence that prevents leaks · Remodel budget calculator

LAUNCH40 · 40% offFree budget calculator