Timeline of Events
January 2022: Sign contract with design firm. This kicks off the “Preliminary Design” phase. We email a wishlist and share Pinterest boards of interior and exterior spaces that we like. A team comes out to measure and take photos of our home. We contract with a surveyor to measure the lot.
February 2022: Survey completed and submitted to design firm. They begin preliminary drawings.
March 2022: First meeting with design firm to look at preliminary drawings. We submit feedback based on this first round.
April 2022: Second meeting with design firm to go over changes. Design firm begins exterior renderings. We get homework: select appliances and plumbing fixtures.
June 2022: Preliminary design stage is done!
July 2022: We officially move into the “Design Review” phase. We begin the process of exploring construction loans, starting with First Republic Bank.
August 2022: Plans are submitted for initial review.
September 2022: We shell out $2,500 for an appraisal through First Republic which comes in way under the value we were expecting. We look at other options (AVID, CA Bank & Trust, U.S. Bank), all of whom want a full set of construction documents before we can really discuss loans.
October 2022: Initial review comes back with no comments (yay!). We contract with a soils engineer and a structural engineer.
November 2022: Final meeting with design firm to determine electrical plan.
January 2023: Move to “Plan Check” phase. Plans are submitted to city for review.
February 2023: Initial comments back. Turns out our furnace and water heater both need to be electric. Plans revised and resubmitted.
March 2023: Plans approved! We get quotes from contractors and start the construction loan process.
May 2023: We like U.S. Bank’s terms, and start their process. I submit reams of financial information.
June 2023: U.S. Bank conducts two independent appraisals. The higher one is nearly exactly what we need and, for the record, $400k higher than First Republic’s (RIP).
July 2023: Everything all at once. We sign with contractor. We pay all the permits. We find a place to live for the next year. We close on the loan. We pack up the house. We move. The construction fence goes up. Demolition begins. It’s a lot.
August 2023: Demolition continues. First meeting with interior designer. First draw on construction loan (for deposit on windows/doors).
September 2023: Foundation work begins. Temporary PG&E pole is installed in the backyard. Second draw on loan (erosion control, demo & hauling, contractor’s monthly payment, rental items, some foundation work). Kitchen design begins. Material for kitchen and bathroom countertops selected.
October 2023: Foundation is poured. Third draw on loan (concrete, lumber, rental items, contractor’s monthly payment). Rough plumbing and HVAC work. Bathroom layouts drafted. Subfloors repaired/installed on first floor. Framing begins!!!
November 2023: Framing continues. More rough plumbing. Fourth draw on loan (framing labor, framing lumber, rough plumbing, rough HVAC, rental items, contractor’s monthly payment). Scaffolding appears.
December 2023: Roof papered and shingled. Gutters installed. More rough HVAC. Windows are delivered and installed. Electrical and low-voltage electrical installed. Sprinklers installed. Stucco lath completed. Hardwood floors ordered. Fifth draw on loan (concrete, framing labor, framing lumber, plumbing, HVAC, fire sprinklers, balance for windows/doors, debris hauling, rental items, contractor’s monthly payment, downpayment for plumbing fixtures).
January 2024: Insulation done. Exterior windows trimmed. Drywall begins. Cabinet and stairway designs finalized. Large tile order placed. Sixth draw on loan (balance on framing labor, HVAC, roofing, drywall, stucco, interior doors and jambs, cabinets, construction debris hauling, rental items, contractor’s monthly payment.)
February 2024: Drywall finishing. So much drywall finishing. Kitchen window finally arrives and is installed. Quartz countertops (re)selected and ordered. Final lighting fixtures ordered. Walls primed. Scratch coat of stucco applied. Seventh draw on loan (final payments for drywall and insulation, low voltage wiring, fire sprinklers, deposit on garage door, interior doors & trim labor, interior stairs, cabinets, construction debris hauling, rental items, tile deposit, contractor’s monthly payment).
March 2024: Interior doors and garage door are installed. Crown moulding is installed. Door trim is installed. Brown coat, mesh and bond, and smooth coats of stucco applied. Hardwood arrives on site. Tiling begins. Eighth draw on loan (balance on garage door, stucco, interior doors and trim labor, painting, front door, tile installation labor, tile/slab materials, interior wood/trim materials, construction debris hauling, rental items, contractor’s monthly payment).
April 2024: Cabinets are installed. Exterior painting begins. Stairs finished. Floors are installed and sealed. Scaffolding comes down. Countertops are installed. Demo begins on yard. Ninth draw on the loan (HVAC, final stucco, interior doors and trim labor, front door, tile installation labor, cabinets, bookcase door, interior wood trim materials, rental items, contractor’s monthly payment).
May 2024: Baseboards installed. Stairway railings installed. Drainage dug. Tiling is completed!!! Hardscaping begins. Interior painting begins. Tenth draw on the loan (final roofing payment, interior doors & trim labor, painting, interior stairs, tile installation labor, hardwood floors labor, countertop slabs fabrication and installation labor, construction debris and hauling, interior wood trim materials, quartz slab materials, rental items, contractor’s monthly fee.)
June 2024: Shower glass and mirror are installed. Lots of painting and hardscaping. Landscaping begins. Light fixtures, plumbing fixtures, and appliances are all installed. Driveway apron and rear steps are poured. Eleventh draw on the loan (final concrete payment, painting, final cabinet payment, mirrors & shower glass, driveway labor and materials, front walkway, trenching, exterior patio, rental items, contractor’s monthly fee.)
July 2024: Front door is installed. We get house keys!