Full Custom Home Build Packet – Turnkey Design & Construction

This packet covers a complete, turnkey custom home build in the Corpus Christi / San Antonio area: lot evaluation, design coordination, permitting, site work, foundation, framing, all trades, finishes, and final handover. Ideal for owners who want a single point of responsibility from dirt to keys.

Key Highlights

• Single contractor for entire build
• Coordinated design, permits, and construction
• Clear scope, schedule, and warranty
• Financing and construction loan options available

What's Included (Scope of Work)

2.1 Pre-construction services

• Lot evaluation and feasibility review (utilities, setbacks, flood zone, basic soil considerations)
• Design coordination (architectural plans, elevations, structural, energy)
• Permitting and plan review with city/county
• Detailed budget, allowances, and project schedule
• Selection support for major finishes (cabinets, counters, flooring, fixtures, etc.)

2.2 Site work & foundation

• Clearing, grubbing, and grading as required
• Temporary utilities during construction
• Foundation system per plan (slab, crawlspace, or pier & beam)
• Waterproofing, drainage, and backfill
• Initial surveys and staking (as required)

2.3 Framing & exterior envelope

• Full structural framing: floors, walls, roof system
• Sheathing, house wrap, and weather barrier
• Windows and exterior doors (per plan/spec)
• Roofing system: decking, underlayment, shingles or metal, flashings, drip edge, gutters (if included)
• Exterior finishes: siding, brick, stone, stucco, or combinations as designed

2.4 Rough-in trades

• Plumbing: complete supply, waste, and vent systems; gas piping (if applicable); water heater rough-in and connections; fixture rough-in for all bathrooms, kitchen, laundry, outdoor faucets
• Electrical: main service and panel (size per plan); full circuit layout for lighting, outlets, appliances, HVAC, and specialty loads; low-voltage conduits for security, audio/video, data (if scoped); rough-in for exterior lighting, garage, and outdoor circuits
• HVAC / mechanical: ductwork design and installation; HVAC equipment (furnace/air handler, condenser, etc.) per plan; venting, returns, registers, thermostats; optional zoned systems, mini-splits, ERV/HRV
• Insulation & air sealing: insulation in walls, ceilings, floors per energy code and plan; air sealing at penetrations and seams

2.5 Finishes & installations

• Drywall: hang, tape, texture, and paint (interior)
• Interior doors, trim, baseboards, and casings
• Flooring: tile, wood, LVP, carpet, etc., as selected
• Cabinetry and countertops in kitchen, baths, laundry, and other areas
• Plumbing fixtures: toilets, sinks, faucets, tubs, showers, shower doors
• Electrical fixtures: interior/exterior lights, fans, switches, outlets
• Appliances (if included in contract package)
• Final grading, basic landscaping, and cleanup as scoped
• Rooms/areas covered: all living areas, bedrooms, bathrooms, kitchen, laundry, garage (if included), covered patios/porches (if in scope)

2.6 Project management & closeout

• Scheduling all subcontractors, suppliers, and inspections
• Daily site cleanup and safety management
• Coordination of utility connections and final meters
• Final inspections and Certificate of Occupancy (CO)
• Final deep clean and homeowner walkthrough
• Systems orientation and warranty packet handoff

What's NOT Included (Exclusions)

• Architectural, structural, and engineering fees (unless specifically included in your contract)
• Hazardous material testing/abatement (asbestos, lead, mold, etc.)
• Major utility extensions beyond the property line
• Septic systems, wells, or private treatment systems (unless explicitly scoped)
• Pools, spas, major hardscapes, irrigation, fencing, and extensive landscaping (available as separate packets or add-ons)
• HOA fees, impact fees, and special assessments
• Furniture, window treatments, and decorative items
• Any upgrades or changes not listed in this packet (handled via Change Order)

Any work not listed in "What's Included" is considered an extra and will be handled via a written Change Order with price and schedule impact.

Options, Upgrades & Allowances

4.1 Finish tiers (example)

• Tier 1 – Standard: Builder-grade cabinets, level-1 countertops, standard tile/flooring, basic fixtures
• Tier 2 – Mid-range: Upgraded cabinets, level-2 countertops, better tile/flooring, mid-range fixtures
• Tier 3 – Premium: Custom cabinets, premium stone, high-end tile/flooring, luxury fixtures and hardware

4.2 Common upgrades

• Smart home package (security, cameras, automation, lighting control)
• Outdoor living: covered patios, outdoor kitchens, fire pits
• Pools, spas, hardscapes, fencing, irrigation
• Premium windows/doors, additional insulation, upgraded HVAC
• Specialty lighting, built-ins, custom millwork

4.3 Allowances

• Typical allowance categories (amounts set in contract): lighting fixtures, plumbing fixtures, tile and stone, appliances, landscaping
• Over/under allowance amounts will be credited or charged via Change Order

Timeline & Process

5.1 Typical timeline

• Design & permitting: 6–12+ weeks (varies with complexity and city)
• Site work & foundation: 3–6 weeks
• Framing & exterior: 6–10 weeks
• Rough-in (MEP) & insulation: 4–8 weeks
• Finishes & fixtures: 8–16+ weeks
• Final inspections & handover: 2–4 weeks
• Total: commonly 6–12+ months depending on size, design, and approvals

5.2 Client responsibilities

• Timely decisions on plans, finishes, and selections
• Payment according to draw schedule
• Access to the property during work hours
• Coordination with HOA (if applicable) for approvals

Pricing & Payment Terms

6.1 Base price

• Estimated build cost: $150–$450+ per sq ft, depending on design, finishes, lot conditions, and complexity
• Final fixed price established after plans, specs, and material selections are finalized

6.2 Payment schedule (construction draws)

• Deposit / mobilization
• Foundation complete
• Framing & roof complete
• Rough-in (plumbing/electrical/HVAC) & insulation complete
• Drywall, cabinets, and finishes started/completed
• Final completion, CO, and handover
• Exact percentages and milestones will be detailed in the contract

6.3 Payment methods & terms

• Accepted methods: check, bank transfer, credit card (if applicable), or lender draws
• Invoices due per contract (e.g., within 2–3 business days of draw approval)
• Late payments may affect schedule and work continuity

Financing & Loan Options

7.1 How construction loans work

• Single-close or two-close construction loans
• Interest-only payments during construction
• Funds disbursed to the builder in draws based on completed work
• Loan may convert to permanent mortgage after completion (single-close) or be refinanced (two-close)

7.2 Typical draw schedule (for lender)

• Draw 1: Foundation complete
• Draw 2: Framing & roof complete
• Draw 3: Rough-in (MEP) & insulation complete
• Draw 4: Drywall, cabinets, counters, flooring started
• Draw 5: Final finishes, fixtures, CO, and completion
• MrRoyLLC will provide: draw requests with invoices, lien waivers from subs and suppliers, photos and inspection documentation as required by lender

7.3 Example loan scenarios (illustrative only)

• Example: $400,000 construction loan — 30-year term (after conversion to permanent), est. APR 7% (example only), est. monthly payment (P&I): ~$2,661
• Example: $600,000 construction loan — 30-year term, est. APR 7%, est. monthly payment (P&I): ~$3,992
• Payments are estimates only. Actual rates/terms depend on lender, credit, down payment, and market conditions. Clients should consult their lender for precise numbers.

7.4 Financing process

• Client completes loan application with chosen lender (MrRoyLLC can refer trusted lenders)
• Lender approves loan and sets draw process
• MrRoyLLC coordinates with lender on draws, inspections, and documentation
• Client makes payments per loan agreement during and after construction

Warranty & Service

8.1 Workmanship warranty

• Duration: 1 year from completion/CO date
• Coverage: Defects in installation/workmanship by MrRoyLLC or our subcontractors
• Process: Client reports issue via phone/email/form → MrRoyLLC inspects and determines if covered → repairs scheduled within reasonable time based on severity and workload

8.2 Manufacturer warranties

• Appliances, windows, roofing materials, HVAC equipment, fixtures, etc. carry manufacturer warranties
• MrRoyLLC provides manuals, receipts, and warranty information at closeout
• Client registers products as needed; MrRoyLLC assists with claims related to installation

8.3 Service request process

• Contact: phone / email / service form link
• Response target: within 1 business day
• Scheduling: based on urgency and workload
• Information needed: address, description, photos, completion date, contract number

8.4 Optional extended service

• Annual home maintenance checkups
• Priority service plan for repeat or referral clients
• Custom service agreements for larger properties

Contract Terms & Legal Summary

9.1 Contract type

• Fixed-price construction contract with defined scope, allowances, and draw schedule
• Change Orders used for any additions, deletions, or modifications

9.2 Key terms (summary)

• Parties: MrRoyLLC (Contractor) and Client (Owner)
• Scope: This packet + attached exhibits (plans, specs, selections, allowances)
• Price & payment: As described in Pricing & Payment section; detailed in contract
• Change orders: Must be in writing and approved before extra work begins
• Permits & inspections: Contractor typically pulls building permits; Owner pays permit/impact fees unless otherwise stated
• Insurance & licensing: Contractor is licensed and insured; COI available on request
• Lien rights: Subcontractors/suppliers may file liens if unpaid; Contractor provides lien waivers upon payment
• Termination: Conditions for termination by either party and treatment of payments/work
• Dispute resolution: Mediation/arbitration/court, Texas law, venue (e.g., Nueces County)
• Warranty: As described in Warranty section
• Full contract terms will be provided in a separate agreement. This packet summarizes scope, pricing, and key terms for clarity.

Permits, Inspections & Compliance

• Contractor obtains required building permits for scoped work
• Inspections scheduled at required stages
• Work performed to applicable Texas and local codes
• Owner responsible for HOA approvals and associated fees

Risk, Contingencies & Site Conditions

• Prices based on visible and known conditions at time of estimate
• Hidden issues (rot, mold, outdated wiring, code violations, structural problems) may require additional work and cost
• Such work presented via Change Order with price and schedule impact before proceeding

FAQs

• "How long does a custom home take from start to finish?"
• "Can I make changes to the plan after we start building?"
• "How do construction loans and draws work?"
• "What happens if bad soil or rock is found during excavation?"
• "Do you handle landscaping, pools, and outdoor living?"

Next Steps

• "Schedule a custom home consultation"
• "Request a preliminary budget for your lot"
• "Talk to us about financing and lender options"

Contact: 210-859-5697 / mr.royllc@gmail.com
Response time: typically within 1 business day.