Brothers Custom Works, Inc.

John and Beverly Luther · Design - Build Custom Homebuilders

POB 249Hungerford, TX 77448979-532-2250[email protected]

Our Design - Build Residential Process

INTRODUCTION

John, Bev and our professional design / build team pride themselves on attention to detail, which includes homeowner involvement in the design and planning from start to finish.

A large percentage of the American population seems to think that the term custom home refers to large, fancy and expensive homes. In our thinking, a custom home is a large, fancy and expensive home, but can also refer to a home that is “customized” and designed for the purposes of meeting a more modest budget.

We have produced custom plans for million dollar homes, but have also designed homes for young couples with a starter home budget. A custom home, in our view, is a design which meets the needs and desires of our client.

All homebuilders need an adequate set of plans to produce a comprehensive bid for a new home. While Brothers Custom Works can provide professional and compete plans and specifications, there are numerous ways to obtain plans, ranging from hiring an architect or home designer to create plans from scratch, or buying a set of plans from a plan service.

If you have started or completed the process of obtaining builder ready plans from other sources, Brothers Custom Works will be happy to provide a review and consequent construction bid for your new home at no charge. Our review will include an analysis from a builder’sperspective, with assurance or possible recommendations that all necessary information is included in your plan package, and is permit and builder ready.

As Chief Designer, John strives to provide a through and educational experience for potential clients. In fact, our process has been called a “mini home-building seminar” by past clients, and they have often added a word gratitude in thanking John for the experience. The process helps our clients to realize and understand various elements within the design process.

Our design process is living and active, evolving over many years and continues to grow as we learn how we can best serve or clients. It has proven successful in providing design and planning work that is effective in expressing the desires, wishes and needs of our clients. Please review our step by step design / build process below, and contact us if we can answer questions and be of service.

WHY DO I NEED DETAILED PLANS AND SPECIFICATION?

There are many good reasons to consider and use a complete set of plans and specifications for a project. In many cases, detailed plans and specifications are required by municipalities and governing authorities in a given community in order to obtain a building permit. Some neighborhoods may have a Homeowner’s Associations (HOA) and or an Architectural Review Committee (ARC) that require plans and specifications. These organizations can seem to be difficult, sometimes asking for things such as a color palette and material samples of exterior elements, but generally speaking they provide assurances that your investment in a new home maintains value and appeal.

The process and completion of a full set of plans and specifications has many advantages. Aside from possible requirements and depending on your location, some of these advantages can be explained as follows:

Plans and specs help the Homeowner to fully understand the project. A review of the plans and specifications with the Owner provides a“mini building seminar” that is educational and assures the Owner of final product expectations. They provide clear instructions to sub-contractors and suppliers, and assurances to the Contractor and Owner of inclusions and omissions. They help to limit gray areas and questions that can create strife and spoil otherwise good relationships. Complete permit and builder ready plans and specifications provide a basis for clear communication to all involved.

Complete and through plans and specs can also create a master plan which can account for and designate areas for future improvements, providing preparatory improvements and spacing which contribute to these planned improvements.

Plans and specifications can be conveniently sent, received, questioned and revised via electronic communications. They can help the Owner to consider and view the project prior to build-out, resource others for design ideas, help in the selection of materials and Homeowner allowance items, and provide additional benefits. They can be of great value, helping to inexpensively consider alternate ideas on paper without “mid-stream” changes during the construction process.

During the process, and related to the extensive homebuilding and real estate experience of our company, we get to know the residence and in most cases, the clients very well. In our attention to detail while designing, we often make discoveries for space use and improvements that may not be apparent otherwise. Similar discoveries and our flexibility during actual construction can also contribute to maximum use of space.

A factor of valuable measure is that complete plans and specifications completed prior to bid shopping can help the Owner to adequately compare bids using an apples to apples comparison of cost. Bidders will be using the same plans and specs as a basis for their proposed cost. The bidders are all responsible to the same documents. Plans and specs created by our company are “builder and permit ready”, being created from our perspective as builders.

It is known and clearly documented that inadequate communication and clear documentation of contractor / client expectations are one the leading causes for failure of the relationship between contractor and client. These failures can produce arguments, delays in progress, additional and uncalculated expenses to both parties. In worse case scenarios the situations are taken to mediation, arbitration or court with expensive and time consuming consequences. Professional and detailed plans and specifications can help to eliminate these problems, and represent a good insurance investment towards the total value and cost of the project.

Considering the advantages, and that a home is typically the largest investment a family will make, the completion of plans and specs deserves special attention and the time necessary to provide an excellent and through job. Completion of the work can easily take 8-10 weeks or longer.

The time frame is largely dependent upon the Designer’sschedule, presentation of the initial scope of work by the Owner, and the Owners response to draft presentations and questions by the Designer during the process.

For assurances, please see endorsements from industry professionals, clients and those familiar with our skills, expertise and services at this link: BCW Linkdin Business Network Profile.

INTRODUCTORY AND INITIAL FREE CONSULTATION

In the first meeting with Brothers Custom Works, we will provide exemplary plans and specifications from similar projects. Most all of our design / build projects and plans are one of a kind custom plans uniquely designed for an individual client. We do have plans that have been previously built, but do not require that you build one of our plans.

The exemplary plans we may provide are intended for demonstration of the elements in a finished and builder ready plan package. We have had clients who have had preliminary design work performed, or have ordered plans online or from a plan source. With our assistance, they can compare the level of detail found in our builder ready plans and specifications to their plan package.

During the meeting, we will discuss your ideas, goals, home style, floor plan and family lifestyle use, and preferences. We will ask questions relate to your lot, or a search for a lot, the expected or planned start date for construction and budget considerations. We will provide questions and suggestions in further clarification of your ideas, goals, dreams and budget.

Based on information the client an furnish, we can provide an estimate of design and planning cost. If you want to take the next step, we will follow-up with creation and presentation of a design proposal for your project. Our clients will never be billed for services without a presentation of cost in writing and agreement by the client to provide services.

PRELIMINARY PLANNING MEETING

After closing on an agreement to provide design services, and in consideration of the exchange of information provided in the initial consultation, we can take the next step in creation of a plan that is appropriate for you.

There are many elements involved in home design, but in our experience we have seen that budget, size, location to include the lot and placement on the lot, floor plan and exterior appearance are the primary considerations.

In consideration of location and lot, these elements should be conforming to an appropriate property and or neighborhood for your budget, size and style of the home. Some homes are design for a particular lot or property, with appropriate budget compliance in the interest of maximizing the investment and other issues. Other homes can be designed and an appropriate lot or property location search can be performed in the interest of the right fit, but there are certain risks with this scenario in that an appropriate property and general location may not be available.

Please note that if you already have a lot or property, you should present the property survey, or subdivision plat during this meeting. If the lot or property is in a city or sub-division development that has deed restrictions, covenants and / or a plan approval association, contact information or the architectural guidelines and deed restrictions should also be presented to the designer.

Once size, location and lot are selected or idealized for a property search, the floor plan and home style elevation are the first considerations within our list of steps in completing the planning process. Of these two elements, the floor plan is perhaps the most important, but in some cases, the exterior style and appearance, and conforming roof design can dictate certain portions, and overall layout of the floor plan.

In this conceptual development and sharing with the designer, it is our suggestion that clients picture, remember or revisit homes and areas of homes that they felt comfortable, or found to be attractive. The client should try to understand and express to the designer the elements affecting their feelings, for incorporation as possible.

We create plans from your ideas, sketches, needs and budget. Thousands of plans are available within books and on the internet. While it is illegal for us to copy a plan, it is true that a picture is often worth a 1000 words. You can use pictures, sketches and provide several plans with exemplary elements you like within the various plans. You can direct our attention to design elements you like within various plans, and pictures. We will work to create a unique, acceptable and truly customized plan that fits your lifestyle, family and budget.

Pictures of existing homes from normal and daily surroundings, pictures of homes and areas within a home from life or magazines are helpful. Clients should consider and express their feelings about style, color, openness of a plan and more private spaces.

Children, their age and activities should be part of the discussions with a home designer. Are they young, preparing to leave the home for college, or is there a combination of both? Special needs such as handicap issues should be discussed, along with entertainment preferences. Does the family entertain guest frequently, need a place for business purposes, enjoy the outdoors, enjoy working and cooking in the Kitchen, like to watch movies and / or listen to music? All of these and other issues, when effectively addressed, can assist the designer in creation of a truly custom, useful and enjoyable plan.

PLAN DEVELOPMENT

With issues such as location, lot, size and budget decided, and conceptual ideas related to floor plan and exterior style and appearance determined, we will work to create a preliminary floor plan and elevations, in some cases to include alternate configurations, for your review.

During the development of these preliminary and conceptual plans, we offer unlimited email exchanges and phone consultation. Many times the email exchanges are initiated from us in the interest of presentation of status, suggestions, feasibility and other pertinent issues.

We create plans using a state of the art Computer Aided Drafting (CAD) program called SoftPlan. We equipped the program with a client review“module”, called SoftPlan reView, which allows us to export drawings from our program, and send them via email for your review, or pdf copies can be sent.

Communication and presentation of the status of the plan work is easily performed using SoftPlan reView. The client review program is a free download from SoftPlan’swebsite, and allows you to view, comment, mark-up, measure and send the “red-lined” drawings back to us. We can also provide PDF drawings of plan sections, or entire pages for your review via email.

In order to take advantages of modern conveniences, we try to arrive at a floor plan, roof shape plan and exterior front elevation that is conceptual, given your review via email, before we schedule another face to face meeting. Being that the floor plan, roof plan and exterior front elevation are such key elements, and that most all other plan package inclusions spring from these drawings at their completion, we schedule a face to face meeting to present, explain in detail and further review these all important portions of the plan prior to moving forward with support drawings and detail.

The floor plan, roof plan and elevations will effectively demonstrate the interior floor plan, exterior plan, to include but not limited to dimensions, layout, window and door locations, Kitchen, Laundry and Bathroom floor plan layout, etc. It will also include exterior elements such as the roof appearance, patios and porches to include post locations, Garage size and orientation. In some cases, exterior finish material such as brick, siding, stucco and stone, and other interior and exterior design features will be shown.

At this meeting, our clients can make or suggest any changes and revisions request in your review of the plans. Our goal is to complete the floor plan, roof plan and exterior front elevation to a manageable degree, requiring and remaining open to additional changes and revisions. The balance of the plan package drawings directly relate, and are generated using these key drawings.

DETAIL PLAN DEVELOPMENT

Your professionally prepared plan package will include the following:

Survey / Plat

The survey / plat will indicate all property lines and dimensions, streets and North orientation. It will show the homes “footprint” on the property with dimensions, setback lines, easements and dimension distances from the front and sides.

Front Rear and Side Elevations

Elevations are 2 dimensional drawn “pictures” of the exterior. They will indicate front, rear, left and right side exterior elevations of the building. They will provide as necessary, additional elevations to fully represent the exterior of the building, and indicate structural elements and finish materials. The elevations will show all openings and detail to include doors, windows, vents, access doors, shutters, outdoor kitchens or other exterior amenities as may be included or planned. They will indicate grade and dimension finished floor heights, finished ceiling heights, plate heights, and top of beam heights as may be required. They will indicate all roof pitches, and viewable roof elements of the particular elevation. The elevations will dimension and detail any features of the building that can not be better represented elsewhere in the plan package.

Floor Plan

The floor plan will show all interior and exterior walls. It will designate or provide an indicative label or room name in describing the function of all rooms and spaces. All walls, doors, windows, opening, and other aspects of the floor plan shall be fully dimensioned. The floor plan will indicate the location of plumbing fixtures, appliances, doors, door swings, windows, dormers, cabinets, other millwork and special equipment, attic stairs and / or attic access panels. As may be included, the floor plans will show the location of all stair sections to included landing(s), rail and other elements. If not shown elsewhere, it will include the rise, run, number of treads, and number of risers within the stair or stair sections.

Foundation Plan / Foundation Detail

The foundation plan will indicate dimensions in compliance with the floor plan, grade beam locations, slab thickness(s) and reinforcing information. It will indicate any special finishes or locations of recesses, steps and sloped areas. In most cases, on a secondary page, the Foundation Detail will provide detail cross section detail of grade beams and structural elements, and include construction and soil preparation notes describing all work pertaining to the foundation. Foundation Plans as may be provided by the designer shall be subject to review, revisions and approval by a State of Texas Certified Structural Engineer.

Framing Plan

The frame plan shall include floor joist as applicable, indicating joist and beam placement, size and spacing. It shall provide a ceiling joist and rafter plan indicating joist and rafter sizes and spacing, and bracing / stiff-back locations. The rafter plan will minimally show hip rafters, valley rafters, and may indicate roof bracing and related information.

Electrical Plan

The electrical plan shall indicate the electrical panel and electrical service entrance location. It shall show the location of all lighting fixtures, ceiling fans, ventilation equipment, switches, power receptacles, smoke detectors, door bell & chime locations, television receptacles, telephone receptacles, computer location and any special purpose receptacles or electrical devises. The electrical plan shall include an electrical symbol schedule, with name and item count per devise.

Interior Elevation and Detail Drawings

The interior elevation drawings shall include elevations of all cabinets and mill-work items. It shall show cabinet doors, drawer, open shelving and provide details which may not be shown elsewhere within the plans and specifications. It shall effectively represent the size, style and elevation appearance of the cabinets to include the location of appliances and special elements as may by included. Cabinet and countertop heights shall be dimensioned in relations to other cabinet, built-in elements and other improvements as necessary.

General Construction Notes / Schedules / Area Calculations

General notes shall be provided pertaining to the construction means, methods and requirements of the design, especially as they may relate to specific codes or Homeowner requirements.

Unless noted elsewhere, a Finish Schedule or notes within the plan indicating finish selections for floors, walls and ceilings, may be included. More specific information shall be included within the Specifications Document. A Door and Window Schedule indicating the size and handing of all doors within the Floor

Plan., and the material, type, operation and size of all windows may be included or indicated within the Floor Plan and Specifications Document. Area calculations separately indicating areas such as Living 1st and 2nd Floor, Garage, Porches, Carport and other pertinent areas shall be shown, to include a summation total square footage under roof.

Specifications Document

A specifications document shall be included, attached to and included as a part of the construction documents. The document shall indicate Builder / Contractor responsibilities related to insurance, permits and associated fees, jobsite conditions and materials storage. It may be redundant to the plan notes and indications, but generally more specific in detail.

The specifications document shall provide but is not limited to detailed items such as a description of site preparation, structural information and specifications for foundation, framing and other structural elements. It shall indicate finish materials for interior and exterior finish work, provide specifications and for all exterior and interior doors, roofing, and windows. It shall provide specifications of the HVAC System, Electrical System and Plumbing System to include utility specifics such as gas or electric items.

The specification document shall provide specifications for insulation, drywall, interior trim, exterior and interior paint, cabinet manufacturer and type. It shall indicate items, considered to be allowances, for Homeowner selection items such as countertops, floor covering, appliances, light and plumbing fixtures, interior and exterior hardware and bath hardware.

The document shall also provide clean-up responsibilities, site condition requirements and disposal of debris guidelines for the Builder / Contractor, and provide detailed specifications for all concrete flatwork or other paving, and an estimate flatwork square footage requirements per plan. It shall indicate any special considerations and detail related to inclusions, omissions or instructions related to responsibilities or the builder, sub-contractors or homeowner. Please note that all plans shall be created and use acceptable and common “Architectural Graphic Standards”, and guidelines provided by the American Institute of Architects, and the American Institute of Building Designers.

As the home design takes shape, we may have to meet several times to refine the plans. These meetings are crucial to complete the planning process with a minimum of delays. By this time, you will have seen your home evolve from basic exploratory drawings to nearly completed plans. At the Detailed Drawings meeting, you will be able to refine the floor plan and make any final changes.

The whole process provides a safety net, and through check list that assures both the designer and homeowner that everything, to include options and special features are covered.

Professional services by others such as soil test and report, structural engineering, septic and well system designs, ADA compliance review and plan, Texas Energy Code review and approval as may be required will be presented as options, initiated at the client approval. All services listed may not be applicable to all projects, but some represent requirements for complete builder and permit ready plans.

PRESENTATION OF FINAL PLANS & SPECIFICATIONS

At this point, both the designer and homeowner should be comfortable that all aspect of the home plan design and specifications are complete. Some discussion of budget and cost will have taken place as a primer for the presentation of a final comprehensive and guaranteed bid from Brothers Custom Works, as builders.

The designer shall present two complete sets of plans and plans and specification, for final review and approval by the homeowner. The homeowner can take as much time as necessary to approve the final plan package. Final approval will be followed with a final comprehensive and guaranteed bid from Brothers Custom Works, acting as builders. Full payment for final plans and specifications, less any mobilization funding for the design work will be due at the final approval by the homeowner.

CONTRACT PACKAGE

Brothers Custom Works, acting as builders will present a booklet which contains a contract package. The contract package will contain a proposal stating the entire cost of the home and improvements, a cost breakdown of allowance items, sometimes viewed and called homeowner selections, a draw schedule with clear indication of mobilization funding, and consequent draw figures based on the completion of phase work.

The package will also contain wiring instructions to our bank for the receipt of draws as they are approved, and references related to homeowner and lending institution analysis of the qualifications and company history of projects.

In most cases multiple copies of the contract package will be presented for use by the homeowner as may be required. Plan sets and specification that have been previously provided can accompany any presentations to lending institutions as may be required.

Brothers Custom Works does not pressure or try to force a contract closing. The homeowner shall have the time necessary for consideration and presentation of the contract package to other resources for analysis, comprehension and approval prior to the closing of a Contract to Build.

If Brothers Custom Works as designers have provided plans and specifications, and the homeowner has provide full payment for the services, the homeowner is under no additional obligation to use Brothers Custom Works as builders. The client make seek bids from alternate contractors.

If the homeowner has decided to use Brothers Custom Works as builders, an approved and signed contract package to include a full set or sets of plans and specifications will often be required to complete the construction loan and permanent mortgage financing.

In the interest of simplification of the entire process, reduced cost, and possible tax advantages to the homeowner, Brothers Custom Works does not provide or make application for construction financing for a custom home project. Provision of a construction loan is the responsibility of the homeowner, with assistance of Brothers Custom Works as may be required and applicable.

PREPARATION AND PERMITS

Once the construction loan has closed and the lending institution is prepared to fund the project, Brothers Custom Works will submit the plans and specs for approval and permitting by governing entities, homeowners associations or an architectural committee as may be required. It is often the case that assurances have already been provided in preliminary communications to those responsible for approval.

Funding and the issuance of a building permit allow for procedures on the lot or property. All homes and properties have varying requirements according to their size, location and needs for services. Some preliminary work and preparations may have taken place, as our company will often provide a “Site Preparation and Early Start” document related to a survey, driveway, culvert as may be required, water tap or water well, sewer tap or septic design, applications for temporary and permanent electrical power and gas utilities, soil test and other requirements related to a complete home build package.

If pre-liminary or early start work has not been accomplished to some degree, most of the items and issues above must be addressed prior to the start of actual construction. Most all cities require a general contractors building permit. They typically require 2 sets of final plans and specifications, and will often require an engineer’sreview, approval and stamp for structural elements such as the foundation and framing plan. The permit requirements by a city also may require a plan review, with an allowance of 30 - 45 working days for the review and approval. Our company can provide these services upon request, or as an inclusion in the planning process.

An elevation certificate may be required with attention to flood zones. Together with or as part of the plan, a legal statement is often required which states the finished elevation of living area floor and other improvements. In provision of a design proposal, Brothers Custom Works will list inclusions, and also list required elements like a survey and elevation certificate as may be provided by others.

For project sites outside of city limits, most counties will require a building permit. While county requirements are less stringent than city requirements, they will often require a survey and plat, elevation certificate and may require a well and septic plan prior to permitting.

As you can understand, we have found that project requirements will vary depending on location and desired improvements of the homeowner. As a part of the planning process, Brothers Custom Works will provide discovery related to the various requirements of a particular location, and report to the Homeowner with a suggested path for accomplishing the various task.

HOMEOWNER ALLOWANCES AND SELECTIONS

At this point in the process, our clients will have been prepared for the selection of allowance items, and may have made some of the selections.

Allowance items are composed of functional yet often aesthetic items like plumbing and light fixtures, appliances, floor coverings, and countertops.

Allowances can also include variables such as the number of telephone and cable TV outlets, landscaping, an estimated amount of driveway and sidewalk footage, and other items.

Selection of allowance items is critical to the schedule of the actual building process. We realize the vast amount of resources related to products and offerings, and the importance of selections related to the overall finished appearance and feel of the home. Consequently, in most cases, Brothers Custom Works does not require the homeowner to finalize selections prior to the start of construction. This process provides for an extended period of time during the build process for our clients to explore the market and product offerings.

As a part of our convenience documents, we will provide a Selection Document as a part of the Contract to Build. The Selection Document will list selections that are to be made by the Homeowner. The documents will provide an allowance figure based on Homeowner desires, budget and style of the home. The document will also contain recommended builder resources for selection and purchase of the items, and contact information.

Other items, which are not allowance items, but relate to selections by the Homeowner for progress will be listed. These items include things like interior and exterior paint and stain colors, roofing color and drywall texture.

The Selection Document will also provide a schedule, which is related to actual phases of construction, and finalization of a particular selection. The homeowner must be responsible for meeting the schedule as stated for optimum performance of the actual build process.

BASIC ORDER OF CONSTRUCTION

Project sites, location, permitting, the process and other requirements may vary, but following is a basic order of the construction process:

  • Site Layout and Preparation
  • Temporary Electrical Service
  • Clearing and Excavation
  • Building Pad Construction
  • Foundation Form Set
  • Rough-in "Gound" Plumbing

Backfill Excavation of Foundation Beams and Grading of Foundation Area

Termite Treatment Ground Options

Make Up - Foundation Reinforcing Steel Structure

Concrete Pour

Form Removal and Perimeter Rough Drainage Grading

  • Framing and Exterior Trim
  • Walls Joist and Rafter
  • Wall Sheathing
  • Window and Exterior Door Installation
  • Exterior Trim and Siding
  • Roof Decking
  • Termite Treatment Post Frame Options
  • Exterior Paint
  • Roofing - Installation of All Roofing
  • Components
  • Mechanical Rough-in
  • HVAC Furnace Air Handler and Duct Installation
  • Plumbing Drains - Water Lines
  • Electrical and Low Voltage Wiring Rough-in
  • Fireplace Installation Option

Exterior Finishes - Façade - Install - Brick Stucco Stone per Plan

Insulation -Wall Insulation Window and Door Sealant

Drywall Installation Finish and Texture

Interior Trim and Cabinets

Site Built Installation of Built-ins and Closet Options

Site Built Installation of Cabinets - Option

Interior Paint - Trim and Cabinet Paint or Stain

Shop Build Custom or PreFab Cabinet Install - Option

  • Interior Finish 1
  • Bathroom Kitchen and Laundry Room Countertops
  • Master Bath Custom Shower and Tub Installation
  • Secondary Bathroom Tub Surrounds

Mechanical - HVAC - Plumbing - Electrical Finals

  • Mechanical Systems Start Up and Check
  • Exterior Finishes Detail
  • Driveway and Sidewalks
  • Final Fill and Grade
  • Irrigation System
  • Landscaping and Sod
  • Floor Coverings - Kitchen Backsplash
  • Interior Finish 2
  • Mirrors and Special Interior Glass
  • Interior and Exterior Door Hardware
  • Bathroom and Kitchen Hardware
  • Appliance
  • Floor Moldings
  • Paint Final
  • Builder Inspection and Detail Follow-Up
  • Maid Service Level Clean-up

Homeowner Walk Though Inspection and Builder Follow-Up

  • Customer Service
  • Warranty Statement
  • Systems Operations Training As Required
  • Product and Sub-Contractor Information Packet

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