Custom - owner’s land
Custom / owner’s land: the owner is active from the beginning, often hiring the architect early and choosing a builder later through bid, negotiation, or preconstruction services. Census separates contractor-built and owner-built houses inside this lane. (Sources: S1, S2, S3, S33, S34)
Process diagram
flowchart LR P1["Programming + feasibility"] P2["Schematic design"] P1 --> P2 P3["Design development"] P2 --> P3 P4["Construction documents"] P3 --> P4 P5["Builder selection"] P4 --> P5 P6["Permits + start"] P5 --> P6 P7["Construction administration"] P6 --> P7 P8["Closeout"] P7 --> P8 P9["Occupancy + warranty"] P8 --> P9
1. Programming + feasibility
Owner and architect test needs, budget, site conditions, and what the land can support.
Terms used in this phase: Programming, budget, site, feasibility
- Owner and sponsor: Defines room count, lifestyle needs, aesthetic goals, and budget tolerance.
- Architecture firms and consultants: Tests fit between goals, land constraints, and probable cost.
- Builder and general contractor: May not be selected yet; sometimes consulted informally.
- City county and state authorities (AHJ): Zoning, setbacks, overlays, or design review may immediately constrain options.
- Subcontractors and trade contractors: Minimal early role except local know-how.
- Vendors suppliers and distributors: Selections are usually not fixed yet.
Related glossary terms: Programming
2. Schematic design
Rough sketches and site arrangement establish the broad concept and owner signoff path.
Terms used in this phase: Schematic design, massing, concept
- Owner and sponsor: Approves direction and tradeoffs.
- Architecture firms and consultants: Creates rough sketches/models and explores site arrangement.
- Builder and general contractor: May provide rough pricing if engaged preconstruction.
- City county and state authorities (AHJ): May require early conversations in complex jurisdictions.
- Subcontractors and trade contractors: Little direct role.
- Vendors suppliers and distributors: Little direct role.
Related glossary terms: Schematic design
3. Design development
The concept becomes a more resolved house with material assumptions and system choices.
Terms used in this phase: Design development (DD), outline specs, selections
- Owner and sponsor: Makes increasingly consequential scope and finish decisions.
- Architecture firms and consultants: Refines drawings, major materials, and system logic.
- Builder and general contractor: If engaged, improves estimating and constructability input.
- City county and state authorities (AHJ): Local requirements continue to shape the design.
- Subcontractors and trade contractors: May price specialty scopes or structural realities.
- Vendors suppliers and distributors: Selections start to solidify.
Related glossary terms: Design development (DD)
4. Construction documents
Detailed drawings and specifications are prepared for permit, pricing, and actual building.
Terms used in this phase: Construction documents (CDs), specs, Permit set
- Owner and sponsor: Approves the package that will drive price and execution.
- Architecture firms and consultants: Produces the drawings and specs that become part of the contract.
- Builder and general contractor: Uses documents to establish cost and execution plan.
- City county and state authorities (AHJ): Will review this set for permit issuance.
- Subcontractors and trade contractors: Base quotes and means on what is shown and written.
- Vendors suppliers and distributors: Provides product data for chosen systems.
Related glossary terms: Construction documents (CDs), Permit set
5. Builder selection
Owner chooses builder by bid, negotiation, or preconstruction-to-construction handoff.
Terms used in this phase: bid, negotiation, home builder, award
- Owner and sponsor: Selects a builder based on trust, price, scope clarity, and delivery fit.
- Architecture firms and consultants: May help prepare bid instructions and evaluate proposals.
- Builder and general contractor: Turns estimate into contract price and staffing plan.
- City county and state authorities (AHJ): Permit path may continue in parallel.
- Subcontractors and trade contractors: Bid their portions through the builder.
- Vendors suppliers and distributors: Quote packages start becoming committed buys.
Related glossary terms: None auto-detected.
6. Permits + start
Plan review, corrections, fees, declarations, and issuance clear the project to start.
Terms used in this phase: Authorization, permit, owner-builder, contractor declaration
- Owner and sponsor: May also sign owner-builder or agent forms where applicable.
- Architecture firms and consultants: Responds to plan check comments.
- Builder and general contractor: Coordinates declarations, fees, and start timing.
- City county and state authorities (AHJ): Reviews and authorizes construction.
- Subcontractors and trade contractors: Submit specialty items where required.
- Vendors suppliers and distributors: Provide any requested approvals or technical data.
Related glossary terms: Authorization, Plan check - review comments
Evidence: S1, S11, S13, S30, S31
7. Construction administration
The architect, owner, and builder interpret the documents while the builder controls means and methods in the field.
Terms used in this phase: construction administration, RFI (Request for Information), pay app, inspection
- Owner and sponsor: Approves changes and watches cost drift closely.
- Architecture firms and consultants: Site visits, clarifications, and review of payment applications may occur.
- Builder and general contractor: Responsible for means, methods, schedule, and field execution.
- City county and state authorities (AHJ): Inspectors review staged work for compliance.
- Subcontractors and trade contractors: Foremen and crews install the physical work.
- Vendors suppliers and distributors: Deliveries must match field sequence and approved selections.
Related glossary terms: RFI (Request for Information)
Evidence: S3, S7, S8, S17, S24, S25
8. Closeout
Final inspections, punch list completion, final payment, and occupancy/use readiness end the main project.
Terms used in this phase: Substantial completion, Final completion, Punch list
- Owner and sponsor: Takes possession of a nearly or fully complete house.
- Architecture firms and consultants: May assist in determining completeness and entitlement to final payment.
- Builder and general contractor: Closes open items and compiles closeout records.
- City county and state authorities (AHJ): Final approvals are required for legal completion/use.
- Subcontractors and trade contractors: Return for punch work and corrections.
- Vendors suppliers and distributors: Warranty data and final product information are assembled.
Related glossary terms: Substantial completion, Final completion, Punch list, Occupancy - use signoff
9. Occupancy + warranty
The house shifts from project to home, but service work and latent issues can still trigger structured follow-up.
Terms used in this phase: occupancy, warranty, callback
- Owner and sponsor: Lives with the result and reports service issues.
- Architecture firms and consultants: May remain a trusted adviser for later changes.
- Builder and general contractor: Handles warranty obligations and dispatch.
- City county and state authorities (AHJ): May re-enter only for later modifications or complaints.
- Subcontractors and trade contractors: Perform callbacks as needed.
- Vendors suppliers and distributors: Product warranties matter more than install sequencing now.
Related glossary terms: Occupancy - use signoff