Residential & Commercial Design/Build Specialist


Before you get started, we request for you to fill out our, "How to get Started," form. This will give a better understanding for the type of construction project you are wanting us to accomplish.

http://www.kirbygc.com/services/how-to-get-started


Building your new custom home is an exciting and important endeavor, and Kirby Construction CO. wants the process to be as smooth and enjoyable as possible.

Everyone has their own style, their own taste, and their own wish list. And all those individual needs and wants can make finding a home for sale on the MLS, sometimes nearly impossible. And that’s why the only way to find your perfect home design is to have an experienced custom home building company, like Kirby Construction CO., design and/or build a new quality custom home.

Whether you are at home out of state, at work, on the road, or on vacation, Kirby Construction CO. puts information at your fingertips about your selections, upgrades, financial decisions, questions, documents, and photos by utilizing your own personal online project page.

It all starts with Communication!

Construction projects are a team effort. Kirby Construction CO. builds quality homes by first building a team environment based on strong communication and project planning. Each of these elements must be balanced with your needs (operationally, financially, and logistically) as well as coordinated with the capacity of the architects and their consultants.


 

The age old question, "How much can you build my house for?" See the answer below...

 

Construction Budgets

Kirby Construction CO. understands how important cost is to a successful project. Kirby Construction CO. projects have clearly defined budgets, based on significant research and planning before construction starts. Kirby Construction CO. works closely with clients to ensure that the planning phases result in effective budgets, bringing all parties together to ensure that all costs are properly discussed in advance.

Determine Your Cost Limit

The very first step in planning the construction of a new home is the construction budget. Developing a preliminary budget spells out the allocation of funds for your project in broad terms. Developing a budget for a new home starts with deciding how expensive a home you wish to build? A better question for most of us is how expensive a home can you afford to build? If you are like most people, you want the most home you can afford.

Knowing your spending limits and developing a home building budget, will go a long way towards keeping you out of financial trouble on your project, especially during the preparation of your plans and specifications.

Your final "working" budget will be developed when the cost estimating process is complete. This is a "CUSTOM" home...we won't know what it cost until we know what will be in it.

If you want as much as you can afford, but don't know what that figure is, start from the end and work backwards.

In other words, determine what cash you can or are willing to put into your home and how much you can afford in monthly payments to cover whatever money you need to borrow.

Is basing your building cost off of a "price per sq.ft." comparison totally accurate? No!

Is it better than a total guess? Yes! Square foot costs are usually used only for comparison of housing costs between different areas of the country. Or for getting a feel about the quality of features and finishes in a home. For example, a home that costs over $300 a square foot, is obviously much nicer than a similar sized home that costs $150 per square foot. The point is, using square foot costs is only a rough approximation.

For example; Houses A & B are both 2,000sq.ft. and have the same design and finishes. House A did not have water and sewer tap fees paid, a $25,000 cost in appliance and also did not have a set of plans approved by an architect prior to construction. House A's final price cost is $300,000, or $150 per sq.ft. House B (the same house plan) already had a full set of plans paid, water & sewer tap feed paid and only had a $10,000 in appliance cost. House B's total cost was $280,000, or $140 per sq.ft.

There are many examples, but you can see in the example above house some cost can change the overall price per sq.ft.

Realtor's use this method to sell homes because they do not have the means to properly price a home with up to date construction cost.  It would be unprofessional and an inaccurate way for a Contractor to bid a project. There are simply to many variables when it comes to designing and building a new home. Every home is different. Every lot is different. Kirby Construction CO. prices new homes, by allowing our sub-contractors to give us current priced bids to see exactly how much each "nut & bolt" cost.

Remember, a budget for a new home is a planning guide! Hard figures will come when the design is finished and a cost estimate is done from the actual labor and materials "takeoff."

Actual new home construction costs are affected by many factors, including but not limited to:

  • The size of the house
  • Interior upgrades such as fixtures, cabinetry, flooring, etc.
  • Site preparation or special site conditions, including tree or rock removal, sloping lots, or other conditions
  • Hard cost, such as; water & sewer tap fees, permitting fees, insurance coverage, etc.
  • Contractor and subcontractor availability
  • Changes in economic conditions, including interest rates and inflation

 All the above would be factored into your final total budget and then you could determine the final price per square foot building cost.


 

Allowances

When you receive the estimate of cost for your home, you will have select allowance items. Allowances, for the most part, are line item amounts on a "Fixed Cost Contract or Lump Sum Contracts." Allowance budget amounts are based on your overall budget. If you want a $400,000 house, your allowance will be set at a certain number to accommodate your overall budget. If you want a $500,000 house your allowance and finish budgets will increase. These allowance are actual cost controlled by you, the home owner. These allowance items include, but not limited to; Brick Paving L&M, Landscape, Handrails, Cabinets, Hardware Locks, Granite Tops, Flooring, Appliances, Toilet Accessories, Plumbing Fixtures, and Electrical Fixtures. Kirby Construction CO. shows a budget amount for each allowance item. You are giving the choice to find selections/finishes for each item online or from one of our select vendors.

e.g. You have a $10,000 Appliance allowance and are able to find all your appliances for $9,000. You are only charge for $9,000. Not the full $10,000 allowance amount. If you choose certain appliance product that cost $12,000, then you will be billed the $2,000 overage via a Change Order. In simple terms explaining Allowance items..."They cost what they cost."

Read more about Allowances Here...MUST READ

A great source to choose allowance items is www.Build.com


 

Change Order's

During the contract phase we stressed the importance of written communication in order to ensure timely, thorough delivery with the quality and service that we both expect. Kirby Construction CO. requires its project managers to only execute changes (both additions and deletions) after written orders have been agreed upon and signed.
 
A Change Order is anything that is a change to the scope or work on the project. Whether it changes the price or not.
 
EMAILS AND FAXES WILL BE ACCEPTED FOR CHANGE ORDERS, but Any change requests made verbally or by text message are not guaranteed.
 
"Change Order" will be the total Cost of changed work, Plus a predetermined contractors percentage. Payment will be 50% of the total change order paid before work will begin and the remainder paid at completion of the change Order. Please help us serve you by asking that all changes be in writing.

If your goal is to have one point of contact for managing, design, and construction of your project, the Kirby Construction team will meet your expectation. Kirby Construction CO.'s experience has proven that assembling a cohesive team will produce solid, successful results every time.

Kirby Construction CO. offers a complete "turn key" building project


 

How to get started▼

Step 1 - Initial meeting/planning with Kirby Construction CO.
We will discuss the project overview. Prior to this meeting, by filling out the Getting Started form, you will have prepared an estimated personal budget, located a building lot, concept house design and desires. Some customers come to us with a lot they've already purchased or are in the process of buying. We can help you find a lot too.

Step 2 - Get Pre-Qualified by you Bank
Get a pre-qualification letter stating you are able to obtain financing up to a certain amount (your max budget).

Step 3 - Finding a Custom or Pre-designed House Plan -
We setup a Design/Planning meeting with you and one of our preferred vendors, either in person or by phone, to discuss the layout of your project. You can start your search for home plans/layouts on websites such as;

Step 4 - Create a Full set of Blueprints and Construction Budget

Once we receive the stamped plans from the architect, we will begin estimating work to create a full detailed budget for your project. This process normally requires approx. 2-3 weeks. We send out the plans to our trusted subcontractors to bid the project with current market construction cost. Once we finalize our estimate, upon your approval, we will then submit the plans & budget to your bank for loan approval. We also submit and work with the subdivision's Architectural Review Board (ARB) to be sure everything is satisfactory to the subdivision's design requirements.

Step 5 - Sign the Contract 
We write a contract between You and Kirby Construction, to build your project. It may also include an up front "Retainer Fee." The total retainer amount will be credited on your first draw.

Step 6 - Secure Financing
We work with your bank by submitting our signed Contract & Proposal for them to review. Click this link to learn more about "How to get a Construction Loan"

Step 7 - Submit for Permitting

Once the bank & ARB gives approval, we will then submit the plans to the County Planning Dept. to obtain the building permit.

Step 8 - Construction Starts
Construction begins! During this process, the bank will pay in draws/installments until your building project is complete. We will meet with you at key times in the construction process to make the choices for the next phase of construction. We also will provide you with detailed spending reports, at anytime, so you can see exactly where your money is being spent.

Allowances and Selections

Some selection categories will be built into the total price. (e.g. paint colors, roof tiles, etc...) Your allowance budget (e.g. Appliances, Lighting, etc...) will be specified on your estimate with a dollar amount. You will be given a list and together, we will help you meet your allowance budget. This line item is treat as a cost item. Any difference in cost above the allowance amount will be invoiced via a change order or below the allowance amount will not be invoiced. (e.g. Appliances - $27,000 (for the entire house...Kitchen - Range, Dishwasher, Microwave, etc...)

A great source to choose allowance items is:

Step 9 - Time to move in!

Kirby Construction completes your home and you get your Certification of Occupancy (CO). Once your new custom home is completed and nearly ready for you to move in, we will meet with you at the site for a final walk through. We do this so we can address any last minute questions or concerns you may have. We will not walk away from the project until you are completely satisfied, since about 90% of our business is based off of referrals, we want to make sure you are completely satisfied with your new home.


 

Contract Options: {Cost + Plus fixed contractors fee} │ {Cost + Plus percentage rate option} │ {Lump sum price option}

Our cost+plus option is most common due to the custom nature of our projects.  This allows our clients to make decisions during the construction period without worrying about builder markups & change orders. Payments during the construction phase are paid through "construction draws." All our construction draw payments are copied with the exact invoices sent from the subcontractor and suppliers. Everything is 100% transparent.

Read More about our contract options...

 


 

Have land?

Great! The first step is to evaluate your site. As a custom builder who has built hundreds of homes, we know each lot has unique characteristics. We build your home on your land - the way you want it. With many home plans to choose from and each one customizable to fit your needs, we will work with you to make sure your home fits perfectly.

Free Home Site Evaluation

We would be happy to come out and do a free home site evaluation. We will meet you at the site and answer questions like how your home will be positioned on the lot, what trees will need to be cleared, what utilities are available. 
Schedule this free service today!

Don't have land?

That's no problem. About half of our home owners did not have land before they came to us. We have a valuable relationship with the local Real Estate community. Steve Kirby will be happy to help you find the perfect lot for your home.