Pre-Construction Checklist

Builders can solve almost any problem, but only if it's defined. "More space" is a wish; "a ground-floor primary suite and a kitchen that opens to the family room" is a brief. The clearer your functional goals, the more accurate your budget and the fewer expensive mid-project changes.

Every project meets budget reality somewhere. Deciding in advance what you won't compromise on — and what you'll trade away — means those calls get made calmly now instead of under pressure during construction.

A folder of photos is far more useful when you can say why. "I like the warm white oak and the hidden storage" tells your builder and designer more than the image alone, and keeps selections aligned with your real taste.

The most common source of change orders is two decision-makers who never reconciled their priorities. Get aligned on goals, style, and budget up front.

Set aside a contingency (commonly 10–20% on renovations, where surprises hide behind walls). It isn't padding; it's what keeps a normal discovery from becoming a crisis. A budget with no contingency is a budget that will be exceeded.

If a builder's early number has no contingency line, ask why.

Per-square-foot figures usually cover construction only. Land, design and engineering fees, site work, pool, landscaping, and finish "allowances" are often separate. Knowing the boundaries prevents the sticker shock that comes later.

Lowball allowances are the single most common reason budgets "grow." If the cabinetry allowance is half what your selections will actually cost, the overage was baked in from day one. Use realistic numbers now.

Ask what each allowance assumes — and whether it matches your taste.

Construction schedules depend on draws being available on time. Sorting financing early avoids stalls mid-build.

Ask for references on projects similar to yours, and actually call them. Ask what surprised them and how the builder handled problems — every project has them, and the answer tells you who you're really hiring.

You want a clear, written process for pricing and approving changes before work proceeds. Vague answers here predict billing disputes later.

Red flag: "we'll just sort it out as we go."

Who manages your project, how often will you get updates, and through what channel? Hands-on construction management is the difference between a calm build and a chaotic one.

Fixed-price and cost-plus contracts allocate risk differently. Make sure you understand how yours handles allowances, contingencies, and any savings before you sign.

Cabinetry, surfaces, fixtures, flooring, and appliances should be decided before demolition. Choosing during construction invites idle trades, change orders, and schedule slips — the most avoidable delays there are.

Custom cabinetry and windows can take many weeks to fabricate and often drive the schedule more than the on-site work. Ordering late is the quiet reason projects miss their dates.

Cabinetry and countertops are built around appliance dimensions. A late appliance change can mean rebuilt cabinets, so lock these first.

A single source of truth for selections prevents the "I thought we chose the other tile" conversations that cost time and money.

Most custom homes, additions, and structural work require permits and often engineering. In Houston this can also mean floodplain review. Building it into the schedule up front keeps it from becoming a bottleneck.

Houston has no zoning, but deed restrictions are enforceable and historic districts like Boulevard Oaks add design review. Confirm these before you design around something you may not be allowed to do.

On tight inner-loop lots, where materials stage and trades park is a real logistical question that affects schedule and neighbor relations.

Decide what stays usable, how dust and access are managed, and where the hard boundaries are — before the first wall opens.