Your Guide to Building a New Home

Your guide

a home

or taking on a major remodel

Table of Contents

The steps to building a home

What happens during construction?

How much does it cost to build?

Windows and doors explained

Envisioning your new home

How to hire the right pros

The steps to building a home

Find out the milestones in the process of building a custom home or taking on a major remodel, and learn more details about getting started with your project.

In This Section What are the steps to building? Who do I hire first? 4 more ways to build a home

What are the steps to building?

Step 01

Preliminary Planning

Your architect will work with you to develop a program and understand the site — surveying the lot and researching zoning, building codes, and environmental protections.

The goal of a project, including the functions that are essential — such as number of bedrooms and so much more. The program is defined by the architect and homeowner during a series of design meetings at the start of a project.

Step 02

Your architect will share a schematic design that’s an interpretation of how the functions and goals identified in your program could come to life.

Preliminary Design

DID YOU KNOW? Many architects advise bringing the builder in at this early stage to consult on cost and constructability. This is called pre-construction.

Hover over orange text to view definitions

Step 03

With agreement on what the design should entail and an estimated budget, the architect will create a set of architectural drawings.

Architectural drawings

Pro Perspective

The #1 mistake homeowners make?

“Starting a project before the design is properly figured out through pre-construction. Pre-construction is really building the project on paper before we physically build it. How are we going to construct the home? How long will it take? Working through all the details and understanding what it’s going to take to execute the design will result in a smoother process, solid pricing, and the best possible finished home.”

Want to find out more mistakes to avoid?

The BIG question

You need a design in order to build a home, but that doesn’t mean the builder shouldn’t be involved early. This is so they can advise on cost and constructability. A team that includes the three-legged stool of architect, builder, and homeowner is the gold standard.

Who do I hire first?

Pro Perspective

Don’t design blind to the budget

“A lot of people come to us with plans already drawn, and they had no parameters for what they wanted to spend. They’ve spent all this money on an architect, and they’ve designed a home that is now going to cost three times what they thought it would cost.”

4 more ways to build a home

With designer and builder both working for the same company, you have alignment right from the start that can save money and make for a smoother process. The design is usually done by a draftsperson or designer.

01 Hire a design-build firm

A popular approach that’s efficient and generally quicker is purchasing a lot in a new development. There are often a selection of semi-customizable home plans that allow you to make some selections but not all.

03 Choose a semi-customizable home

Widely available online, buying a plan can be fast and affordable. Just keep in mind you may still need to hire a designer or engineer to make modifications suitable to your lot, meet local code, and match your needs and preferences.

02 Purchase stock plans

In some places, you can be your own general contractor. This can save money if you have construction skills, but it comes with a lot of responsibility for managing any subcontractors, following local code, and more.

04 Take the owner-builder path

Hire both your architect and builder early in the

What happens during construction?

Find out what exactly happens during construction, tips for keeping your project on track, and tactics for dealing with the unexpected.

In This Section Steps to construction How long does it take to build? Gut check: Expect the unexpected

Steps to construction

Pro Perspective 2 simple tips to keep your project on track

Make timely selection decisions

“Decisions don’t have to be immediate, but dragging your feet for 3–5 weeks is going to delay the construction schedule.”

Expect the unexpected

No one wants to hear this, but setbacks inevitably happen during the building process. This is especially frustrating after you’ve made the enormous decision to build your dream home, and you’re immersed in the process.

01 Ask about your builder’s process when you interview them You’re trying to understand if the way they work will meet your expectations. Ask things like: How often will I receive project updates? How are change orders processed? Who will be my main point of contact?

02 Hire your architect for construction administration services They can help the builder work through changes that may come up during construction. Their involvement helps make sure the original design intent stays intact.

03 Keep your vision in mind If you have clarity about your priorities, it will smooth the way to collaborating with the appropriate pros as you work through detailed decision-making. They can make sure details are cohesive and in support of the larger vision.

01 Site Preparation Clearing and/or leveling the land in preparation for the build.

02 Foundation Installing reinforcements and pouring concrete to build the foundation.

Keep everyone in the loop

“The risk in not having everyone around the table at the same time is [the client’s] paying people to look at things two or three times.”

gut check

Here are three tips to keep in mind:

Heather Tankersley, Co-Owner and Vice President of Operations of Tankersley build co., Sacramento, CA

What’s in a new construction budget?

Framing (16.6%)

Interior finishes (24.1%)

Final steps (6.5%)

Other (2.1%)

Site work (7.6%)

Foundation (10.5%)

Exterior finishes (13.4%) (includes windows and doors)

Major systems rough-ins (19.2%)

Lot: The land where your home will be built plus permit and other fees. Construction: All the costs associated with building; see pie chart at left for a breakdown. Architect’s fee: A typical fee might range from 8–15% for a new construction home and 15–20% for a remodeling project.** Builder’s fee: A typical fee might range from 10–20%, but fees vary and can be more. Financing costs: The interest and fees associated with any loan you might be taking out to pay for your project. Contingency fund: A portion of the budget set aside for unexpected expenses.

*Source: The National Association of Home Builders (NAHB), “Cost of constructing a home 2024” study. Accessed 2026. **Source: American Institute of Architects (AIA) website, “How to work with an architect” page. Accessed 2026.

Average construction costs*

Budget cutting the smart way Here’s where builders recommend starting:

Roof system Wall system HVAC system Windows and doors

Spend on your building envelope:

Conditioned Space

Attic

garage

Countertops, tile, backsplashes Cabinetry and hardware Paint and wallpaper Plumbing fixtures

Save on interior finishes that can be upgraded later:

The BIG question

How much will it cost?

While it can be interesting to look to your local market in the preliminary stages when assessing the feasibility of building, keep in mind your project will be unique. Only your builder will be able to give you an accurate price once plans have been drawn. This is why a better question might be: What can I afford? One of the best ways to start answering this question is by getting pre-qualified for a loan or better yet applying for pre-approval. The latter is a more rigorous process, though both will look at your creditworthiness, debt, and assets. The better you understand your budget, the better you’ll be able to make the most of it.

More informal drawings and documents that illustrate a design concept for the project, including how the spaces will relate to each other, and the building’s overall look and size.

Step 05

Bidding and permitting

Your architect will help evaluate builders through bidding unless you’ve hired a builder for pre-construction. In which case, you might be hiring that builder instead of bidding.

Step 04

Your architect will focus on construction drawings — detailing the materials and specifications needed for construction.

Construction drawings

Step 03

With agreement on what the design should entail and an estimated budget, the architect will create a set of architectural drawings.

Architectural drawings

Detailed drawings of the building that include floor plans (a view of a particular story from above), sections (a straight-on view of one side of a building), and elevations (a vertical slice through the building). Materials, and window and door details will be included in these drawings.

Drawings showing details that provide all the information a builder or contractor would need to price and build the project, including the assembly of certain sections, and how the materials interact and come together.

Step 06

As the builder starts bringing the project to life, you might choose to keep your architect involved through hiring them to help with construction administration.

Construction

Step 05

Your architect will help evaluate builders through bidding unless you’ve hired a builder for pre-construction, in which case you might be hiring that builder instead of bidding.

Bidding and permitting

Services provided by architects during construction are focused on helping the builder. For example, providing architectural sketches where further information is needed in order to execute a detail.

The process of comparing pricing proposals from a few different builders to decide on the best one. Builders will need complete construction drawings in order to create a bid.

Nick Schiffer, founder of NS Builders, Boston, Ma

Project financing 101

We’d all love to pay cash for our homes, but it’s not always possible. If you need financing to build your home or take on a major remodel, you should know about these financing options.

Designed to provide short-term funding for the construction of a home, there are two main types. Construction-only loans strictly cover that stage and must be repaid upon completion of the build. Construction-to-permanent loans cover that phase and then can be converted to a traditional mortgage (with a fixed interest rate).

Construction loans

Also called second mortgages, home equity loans are available to people who have built up equity in their home. Equity is the difference between what you owe on your mortgage and your home’s market value.

Home equity loans

If you’ve built up some equity, HELOCs qualifies you for a line of credit with a set maximum amount. This means you can take additional funds from your line of credit as needed.

Home equity lines of credit (HELOC)

This type of personal loan is specifically for improving a home. It’s an unsecured loan, which means it doesn’t require collateral but consequently will come with a higher interest rate.

Home improvement loans

how much does it cost to build?

Find out about the major expenses associated with building or remodeling a home, get some pro advice, and explore financing options.

In This Section What’s in a new construction budget? 3 ways to keep your project buildable Budget cutting the smart way How much will it cost? Project financing 101

gut check

How much to save in a contingency fund?

Conventional wisdom says to hold back 20% of your budget in an emergency or contingency fund. We asked a few trusted pros what they thought:

“For a new construction project, setting aside 5–10% of the budget is a good target. Think of this more as an “opportunity” fund to use for something that you’ll only have one shot at installing, like a higher quality insulation. For a remodeling project, a contingency fund of 20% is super important because you don’t know what you’re getting into.”

Christopher Strom, AIA, FOUNDER OF Christopher Strom Architects, MINNEAPOLIS, MN

“For well-planned projects with detailed pre-construction work, we typically see lower contingency needs, sometimes closer to 3–5%. That said, for more complex or unique builds, a higher reserve can be prudent. Ultimately, I prefer a tailored approach based on the specifics of each job rather than a fixed percentage.”

nick schiffer, founder of ns builders, boston, ma

to building

We’re here to break down the key steps and considerations so you can prepare for the exciting process ahead and understand the important role of windows and doors.

Windows and doors explained

Find out how windows and doors are typically selected, how to get involved in the selection process, and options you need to know about.

In This Section How are windows and doors selected? How to play a role in window and door decision-making Why are windows and doors so expensive? 3 things to know about windows and doors for a new construction home

How are windows and doors selected?

Architects specify windows from a specific manufacturer during design. They’ll be selecting based on your home’s style and your budget. As the pro charged with ordering and installing windows, your builder will also have an opinion. As the homeowner who’ll be living with those windows and doors every single day, you should have an opinion too. This is another reason why it’s beneficial to involve the whole team from the start. Good pros will want to help you find products that further the design of your home, provide the right level of performance, fit your budget, and make you happy.

How to play a role in window and door decision-making

Whether it’s a bay window over your kitchen sink or a moving wall of glass, the sooner your architect knows what you want the better they’ll be able to plan for it. The larger and more complex the product, the more important the planning.

Communicate any window or door dreams early

03/03

02/03

01/03

The BIG question

Why are windows and doors so expensive?

No other component in the home is required to meet the same standards for performance, functionality, and aesthetics that windows and doors must both from an exterior and interior perspective. They must help protect a home from the elements, help keep conditioned air from escaping, open and close on demand, and add beauty. Quality windows and doors can do all this, but the caliber of the materials, design, and manufacturing is paramount. So while it’s true windows and doors carry a higher percentage of your budget, if you think about the job they’re tasked with you'll realize this isn’t a place where you want to cut corners. The builders we spoke to said allocating 10–15% of your budget to this line item is a good ballpark.

“I’d rather see a reduction in total number of windows than a reduction in quality of windows. With a low-quality window, you risk both performance and comfort.”

JAKE bruton, owner of aarow building, columbia, mO

3 things to know about windows and doors for a new construction home

Windows are a big deal. We don’t just say this because we’re a window manufacturer; we say this because they differ significantly from most other materials that go into a standard new construction home or major remodel. In many cases, they’re the most custom element in a home. Keep these things in mind:

They’re customized to your specifications

03 Framing Preparing and building the framework (“bones”) of the house.

04 Exterior Finishes Installing the roof, windows and doors, siding, and all the other exterior components.

05 Major Systems Rough-ins Installing and testing electrical, plumbing, and mechanical systems such as HVAC.

06 Interior Finishes Installing the insulation and drywall, flooring, countertops, cabinets, light fixtures, painting, and more.

07 Final Steps Everything from landscaping and pouring the driveway to cleanup.

Click through steps to explore each stage of construction

michael Conneely, Founder of Greenside Design Build, Chicago, IL

Christopher Strom, AIA, Founder of Christopher Strom Architects, Minneapolis, MN

Think about the “bricks and sticks,” as the industry expression goes, that make up much of your home. Those materials are readily available at a building supply store. The windows and doors selected by you and your team, though, are much more customized due to their size, color, hardware, and other details. This means they should be ordered early in the process so the lead time to make them according to your specifications doesn’t slow down construction.

TIP

Sometimes ordering windows primed and then finishing them on site is a smart move. This means you can order your windows even if your interior look and finishes are still being planned. Then your builder can paint your windows to match the interior design.

envisioning your new home

The better you understand what you want the more successfully your architect and builder will be able to deliver on that vision.

IN THIS SECTION Questions to ask yourself when building a new home

Questions to ask yourself when building a home

What does my budget look like, and what am I comfortable spending overall?

Do I have a specific location in mind, and do I know everything there’s to know about the neighborhood, school district, and my potential commute?

What type of home reflects my personal style? Do I have a specific look in mind like Farmhouse, Craftsman, or Mid-Century Modern — or do I need to find more inspiration before getting started?

How will my family’s lifestyle, needs, and hobbies impact the functionality of my home?

Do I have any specific desires surrounding energy efficiency or sustainability?

How long am I planning to live in this home, and do I need to consider accessibility issues in the present or down the line?

Pro Perspective 3 architect-recommended interviewing tips

“If they ask follow-up questions, that demonstrates it’s not all about them,” Strom said. You should hear them verifying what you’ve said, “What I hear you saying ...” for example. Ultimately, they should be demonstrating an effort to understand your goals for your home.

Do they listen?

If so, Strom’s advice is to “be careful.” The sooner you understand the true cost of building a home, the sooner you can sort through your finances and figure out what you can truly afford.

Are they quoting you prices that are too good to be true?

It’s standard practice to ask for references when you’re making a hire, and this is no different. Ask if they’d be willing to connect you with a past client whose project was similar to your own.

Do they offer past client references?

Questions to ask your builder

What’s your process? How do you manage changes? How do you charge? Do you offer pre-construction services? How does bidding work? How do you ensure good collaboration with the architect during construction? What kind of warranty do you offer? What’s a common mistake you see homeowners make you could help me avoid?

Find out more mistakes to avoid

The BIG question

How long does it take to build?

A custom home build can take up to two years and major remodels take nearly as long. Your builder will be the best resource for providing an accurate timeline. Construction can be affected by:

Your decision-making Material availability Size and design of the home Permits and local regulations Weather conditions

Good project management that includes making decisions in the right sequence can help keep your project on schedule.

TIP

Find out more about what to expect in a new construction budget

Don’t design blind

Hire your builder to get involved during the design phase — this service is called pre-construction. They can advise on costs and constructability so the design is based on the reality of what you can afford.

3 ways to keep your project buildable

Know what you can afford to pay for your project, and share that number with your pros so they can use their expertise to make the most of it and avoid value engineering later.

Be up-front about your budget

Cost-plus is a commonly used fee structure that allows the client to see all the invoices for all the materials and labor incurred along the way so you’re aware of what everything costs and how the budget is netting out.

Seek a fee structure that promotes transparency

Pro Perspective DON’T cut the quality of your building envelope!

“Try to start with the things that can be changed later. Keep the building envelope and HVAC systems, and scale back on finish quality and square footage.”

Nick Schiffer, FOUNDER of NS Builders, Boston, MA

When it’s time to cut the budget, should you really care more about the insulation hidden away in your walls than the countertop you’ll see every day? These builders say, “Yes!”

“Don’t compromise on the bricks, sticks, and amenities in your walls. Your home is a massive investment. We want to make sure the bones are the best they can be.”

Michael Conneely, Founder of Greenside Design Build, Chicago, IL

The barrier between inside and outside, which includes walls, roof, windows and doors, and foundation.

Just like you test drive a car, you should go look at windows and doors too. See what they look like in real life, feel how they open, and notice the quality of their hardware.

Ask to visit a showroom together with your architect

If you’re an experienced homeowner, you might have learned you prefer one manufacturer over another. In that case, there’s no reason to be shy about communicating your preference. You’re the client.

Speak up if you prefer a specific manufacturer

How to hire the right pros

Find out how to hire a pro who you can trust with your dream home, including questions to ask your architect and your builder.

IN THIS SECTION 3 architect-recommended interviewing tips Questions to ask your architect 3 builder-recommended hiring tips Questions to ask your builder

“Homeowners put so much time and investment into making the drawings what they are.”

Christopher Strom, AIA, Founder of Christopher Strom Architects, Minneapolis, MN

Explore home styles

Questions to ask your architect

Have you designed projects like mine before? How does the design process work at your firm? In an ideal scenario, what’s your involvement after the design phase? How do you approach bidding? What’s the price per square foot you’re currently seeing? How do you charge for your services? Would you consider a custom fee structure? What’s a common mistake homeowners make that you could help me avoid?

Get tips on hiring the best architect

Pro Perspective 3 builder-recommended tips for hiring a good builder

“When you get a referral, vet it. Why were they great? It’s important to understand why the builder earned the referrer’s trust.”

“They might not be a bad builder, but people aren’t always on the same wavelength. You’re looking for someone whose process will meet your expectations and whose personality is a good fit with yours.”

“Ask the builder how they addressed a situation when things didn’t go well.”

Get tips on hiring the best builder

They make indoor/outdoor living possible

These days, the patio, porch, and poolside are like second living rooms, and the right door is what makes this possible. Often doors that provide such connections are very large, which means they need to be planned for from the start. If your dream includes a moving glass wall that blends your indoor and outdoor living spaces into one, the sooner you share this with your architect the better the whole team will be able to plan and execute.

TIP

In addition to our Big Door options of Folding Outswing Doors, MultiGlide™ Doors, and Liftslide Doors, we also offer pass-through windows. These windows are scaled-down versions of our Big Door products and ideal for connecting kitchens with outdoor living spaces for easy entertaining!

They can come with less framing

One option that homeowners aren’t always aware of is joined windows, which allow for more glass overall. These windows are designed to connect to one another without the need for wall framing in between so large window combinations or even window walls can be customized to your space. A builder will need to plan for joined windows when framing the walls. It’s also a detail that’s specified when your windows are ordered. So again, the earlier you communicate your vision the better.

TIP

Joining is widely available across our product lines. When ordering your windows, your architect and builder — along with the window dealer — can help guide you in selecting windows that are designed to join.

The BIG question

Is the customer always right?

As the homeowner, it’s up to you to make the final calls when it comes to the construction of your new home, but it’s important to remember this process can’t come together without the guidance and expertise of trusted professionals. Architects and builders are your go-to when it comes to questions related to the building process, materials, timing, and design and, more importantly, can offer a fresh perspective based on their years of experience. However, their expertise is in service of your vision, needs, and tastes. The back-and-forth can bring challenges, which is part of the reason hiring the right pros makes such a difference.

Lean on your pros to help you invest your budget into building a

lasting home with durability and performance at its core.

building envelope

Pros specify windows and doors on every project. Leverage their expertise to

match your aesthetic and functional preferences for the best selections.

Every pro we spoke to emphasized the same message:

The best homes are

built on a strong

Ready to take the next step in your home building journey?

Start designing your dream windows and doors

A change to the project scope outlined in the construction contract that's documented in writing and formally agreed upon by all parties.

The process of deciding how to balance functionality, quality, and cost by making changes to the design, methods, or materials originally planned for.

How to pick out windows for your new home

01 Site Preparation

02 Foundation

03 Framing

04 Exterior Finishes

05 Major Systems Rough-ins

06 Interior Finishes

07 Final Steps

Program: The functions that should be included in the project and its overall goal. This is determined through a series of design meetings between the architect and homeowner.

More informal drawings and documents that illustrate a design concept for the project, including how the spaces will relate to each other and the building's overall look and size.

Detailed drawings of the building that include: floor plans (a view of a particular story from above), sections (a straight-on view of one side of a building), elevations (a vertical slice through the building). Materials and window and door details will be included in these drawings.

Drawings showing details that provide all the information a builder or contractor would need to price and build the project, including the assembly of certain sections and how the materials interact and come together.

The process of comparing pricing proposals from a few different builders to decide on the best one. Builders will need complete construction drawings in order to create a bid.

How much does it cost to build?

Windows and doors explained

Envisioning your new home

Pro Perspective 3 architect-recommended interviewing tips

Questions to ask your architect:

Have you designed projects like mine before? How does the design process work at your firm? In an ideal scenario, what’s your involvement after the design phase? How do you approach bidding? What’s the price-per-square-foot you’re currently seeing? How do you charge for your services? Would you consider a custom fee structure? What’s a common mistake homeowners make that you could help me avoid?

Table of Contents

Chapter 1

design & architecture

Steps to building a home

What happens during construction?

How much does it cost to build?

windows and doors explained

envisioning your new home

A collaborative process where a builder is hired to consult during the design phase of a project. Working alongside you the homeowner and your architect, the builder advises on cost, scheduling, and the practicalities of the design.

takeaway

NICK SCHIFFER, FOUNDER OF NS BUILDERS, BOSTON, MA

MICHAEL CONNEELY, FOUNDER OF GREENSIDE DESIGN BUILD, CHICAGO, IL

HEATHER TANKERSLEY, CO-OWNER AND VICE PRESIDENT OF OPERATIONS OF TANKERSLEY BUILD CO., SACRAMENTO, CA

Hire your team of builder and architect at the earliest point. This will help make sure your design aligns with your budget.

Do they listen?

Are they quoting you prices that are too good to be true?

Do they offer past client references?

process to ensure the design aligns with the budget.

takeaway

The construction phase is a roller coaster:

Exciting, frustrating, and everything in between. Good project

management can help smooth the bumps along the way.

foundation of trust.

The process of comparing pricing proposals from a few different builders to decide on the best one. Builders will need complete construction drawings in order to create a bid.

Steps to Construction, additional inspiration images and assets

All sourced from Getty - under paid tier (linked below).

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