You've found the perfect lot. You've got your financing lined up. You're excited to break ground on your custom home in the Omaha area. The builder tells you "6-8 months from start to finish."
Fast forward 14 months. You're still not moved in. Your apartment lease has been extended twice. Your furniture is in storage costing $200/month. Your construction loan interest is piling up. And your builder keeps saying "just a few more weeks."
This scenario plays out constantly in custom home construction. Not because builders are lying (though some are), but because most builders give you best-case timelines that ignore the realities of Nebraska weather, supply chain delays, inspection schedules, and the complexity of coordinating 15+ different trades.
After building custom homes across Elkhorn, Papillion, Bellevue, Bennington, and throughout the Omaha metro, we've learned that honest timelines serve everyone better than optimistic fantasies.
This guide gives you realistic construction timelines, explains what actually causes delays, and shows you how to identify builders who are being honest versus those who are setting you up for disappointment.
The Honest Answer: 10-14 Months Total (Pre-Construction Through Move-In)
Here's what a realistic custom home timeline looks like in the Omaha area:
Pre-Construction Phase: 2-4 months
- Lot selection and purchase (if you don't already own): 2-8 weeks
- Design process and selections: 4-8 weeks
- Permit approval: 3-6 weeks
- Financing approval: 4-6 weeks
These overlap but figure minimum 2 months if everything goes smoothly, 4 months if you're starting from scratch without a lot.
Construction Phase: 7-10 months
- Site preparation and foundation: 3-4 weeks
- Framing and dry-in: 8-10 weeks
- Mechanical rough-ins: 3-4 weeks
- Insulation and drywall: 3-4 weeks
- Interior finishes: 8-12 weeks
- Final walkthrough and punch list: 2-3 weeks
Total Realistic Timeline: 10-14 months from initial design meeting to move-in day.
This assumes normal weather, no major supply chain disruptions, and a builder who actually manages the schedule proactively.
Why Builders Quote Shorter Timelines (And Why You Shouldn't Believe Them)
Most builders initially quote 6-8 month construction timelines. Here's why that number is almost always wrong:
Reason #1: They're Quoting Construction Time, Not Total Time
When a builder says "6-8 months," they usually mean just the construction phase—and even that's optimistic. They're not counting:
- Design and selection time (4-8 weeks)
- Permit approval time (3-6 weeks)
- Weather delays (2-4 weeks in Nebraska)
- Inspection reschedules (1-2 weeks)
- Material backorder delays (1-4 weeks)
- Punch list completion (2-3 weeks)
Add all of this to their "6-8 months" and you're at 10-14 months total.
Reason #2: They're Using Perfect Conditions Math
That 6-8 month timeline assumes:
- No rain delays during foundation/framing
- Every material arrives exactly when ordered
- All subcontractors show up exactly on schedule
- No inspection failures requiring rework
- No design changes or adjustments during construction
- No supply chain disruptions
In reality, none of these assumptions hold true.
Reason #3: They Want to Win Your Business
Telling you "10-14 months" when the competitor says "6-8 months" makes them look slow. So they give you the optimistic number, knowing you'll be frustrated later but hoping you won't back out once construction has started.
Reason #4: They Haven't Built Through a Nebraska Winter
Builders who are new to the Omaha market consistently underestimate weather impacts. They don't understand that:
- You lose 3-4 weeks to weather delays in a typical year
- January-February can shut down exterior work for weeks
- Spring rain shuts down foundation and grading work
- Summer heat waves slow concrete work
- You can't pour concrete when temperatures drop below freezing
Nebraska Fact: If your construction schedule includes winter months, add 4-6 weeks to any timeline estimate.
Phase-by-Phase Timeline Breakdown: What Actually Happens
Let's walk through a realistic custom home timeline in detail:
Phase 1: Pre-Construction (Weeks 1-16)
This phase happens before a single shovel hits the ground. Most buyers dramatically underestimate how long this takes.
Lot Selection and Purchase (If Needed): Weeks 1-8
If you already own a lot: Skip this section.
If you're shopping for a lot:
Weeks 1-3: Lot Shopping
- Tour available lots in target neighborhoods
- Evaluate multiple options
- Narrow to top 2-3 choices
- Conduct preliminary site visits
Week 4: Due Diligence Period Begins
- Make offer on preferred lot
- Open 30-45 day due diligence period
- Order geotechnical survey ($1,500-$3,000)
- Order boundary survey ($800-$1,500)
- Meet with builder for preliminary site evaluation
Weeks 5-6: Testing and Analysis
- Geotechnical survey completed (7-10 days)
- Soil report reviewed with builder
- Preliminary foundation cost estimate
- Utility availability verification
- HOA guideline review (if applicable)
Weeks 7-8: Purchase Finalization
- Review all findings
- Negotiate based on discovered issues (if any)
- Remove contingencies
- Close on lot purchase
- Take ownership
Delays That Extend This Phase:
- Limited lot inventory in desired neighborhood (can add months)
- Seller won't allow due diligence period (walk away)
- Poor geotechnical results requiring lot search restart
- Financing complications
For detailed guidance on lot selection, read our article on choosing the right lot for your custom home in Omaha.
Design and Selections Process: Weeks 5-12
This overlaps with lot purchase but can't be finalized until you own the lot.
Weeks 5-7: Initial Design Phase
- Lifestyle discovery sessions with builder
- Preliminary floor plan concepts
- Budget alignment discussions
- Review of 2-3 design directions
Weeks 8-10: Design Refinement
- Select preferred floor plan direction
- Work with designer on specific room layouts
- Consider home orientation on actual lot
- Adjust design based on soil conditions (from geotech report)
- Review HOA architectural requirements (if applicable)
Weeks 11-12: Selections Process
- Flooring selections for all areas
- Cabinet styles and configurations
- Countertop materials
- Plumbing fixtures (toilets, sinks, tubs, showers, faucets)
- Lighting fixtures and switches
- Door hardware
- Paint colors and finishes
- HVAC equipment choices
- Appliances
- Window and door styles
- Exterior materials and colors
Why This Takes Time:
Most couples need to see samples in person, sleep on decisions, and revisit choices. You're making 200+ individual selections that will be permanent features of your home for decades. Rushing this process leads to "design regrets"—permanent choices you wish you could change.
At Davis Contracting, our paid pre-construction design process forces thoroughness because we know rushed design causes expensive problems during construction.
Common Delays:
- Back-ordered material samples (1-2 weeks)
- Disagreement between spouses on selections (can add weeks)
- Budget realization requiring design changes
- Custom or special-order items requiring advance ordering
Permit Application and Approval: Weeks 10-16
This can overlap with late-stage design but requires completed plans.
Week 10: Permit Application Submission
- Architectural plans finalized
- Structural engineering completed (if required)
- All documents submitted to municipality
- Application fees paid ($3,000-$6,000 depending on city)
Weeks 11-14: City Review Process
Timeline varies significantly by municipality:
Fastest (2-3 weeks):
- Bennington
- Some smaller Sarpy County municipalities
Moderate (3-4 weeks):
- Papillion
- Bellevue
- La Vista
Slower (4-6 weeks):
- Omaha
- Elkhorn (requires Omaha permits)
Factors That Slow Permit Approval:
- Complex designs requiring additional engineering review
- HOA architectural review (happens before or concurrent with city permits)
- Incomplete applications (missing documents)
- High volume periods (spring when everyone wants to start)
- Requested plan revisions from building department
Weeks 15-16: Permit Approval and Final Preparations
- Permit approved and issued
- Builder orders long-lead materials (windows, cabinets, special orders)
- Construction timeline finalized
- Subcontractors scheduled
- Construction loan draw schedule established with lender
Critical Point: Never let a builder start work without permits. This is illegal and causes massive problems when discovered.
Construction Financing Finalization: Weeks 8-14
If you're using a construction loan, this process runs parallel to design and permits:
Weeks 8-10: Loan Application
- Submit financial documents
- Property appraisal ordered (appraiser evaluates lot + plans)
- Construction budget reviewed by lender
- Builder provides detailed cost breakdown
Weeks 11-13: Loan Underwriting
- Lender underwrites loan
- Appraisal completed
- Title work completed
- Any conditions addressed
Week 14: Loan Approval and Closing
- Final loan approval
- Construction loan closing
- Builder receives notice to proceed
Delays That Extend This Phase:
- Appraisal issues (comparable sales, value concerns)
- Underwriting conditions requiring additional documentation
- Title issues with lot
- Financial changes during process (job change, credit issues)
Phase 2: Site Preparation and Foundation (Weeks 17-21)
This is when construction actually begins. Weather becomes a critical factor.
Week 17: Site Mobilization
What Happens:
- Temporary construction power installed ($1,500-$2,500)
- Porta-potty delivered ($150-$250/month)
- Construction site signs and markers
- Erosion control measures installed
- Site access road prepared (if needed)
Weather Impact: Heavy rain delays site access preparation
Week 18: Excavation and Site Preparation
What Happens:
- Tree removal (if required): 1-3 days
- Building footprint staked by surveyor
- Excavation for foundation (2-4 days depending on size)
- Removal of organic topsoil from building area
- Grading for drainage
Weather Delays:
- Rain makes excavation impossible (mud prevents equipment access)
- Frozen ground prevents excavation (winter)
- Typical delay: 3-7 days added to this phase
What You'll See:
- Large excavator or backhoe on site
- Dump trucks removing soil
- Large dirt pile on lot
- Rough hole where basement will be
Weeks 19-20: Foundation Construction
Week 19: Foundation Prep and Footings
Monday-Tuesday: Foundation Preparation
- Over-excavation and engineered fill placement
- Compaction of base material
- Installation of perimeter drain tile
- Placement of gravel base for footings
Wednesday-Thursday: Footing Formation and Pour
- Footing forms installed
- Rebar placement and inspection
- Concrete trucks arrive
- Footing concrete poured and finished
- 24-48 hour cure time before next step
Friday: Foundation Wall Forms
- Wall form panels installed
- Rebar cage placement begins
Week 20: Foundation Walls and Waterproofing
Monday-Tuesday: Wall Pour Preparation
- Complete rebar cage installation
- Final form inspection
- Call for building department inspection
Wednesday: Foundation Wall Pour
- Building inspector approves forms and rebar
- Concrete trucks arrive (typically 3-5 trucks for residential)
- Walls poured in continuous operation
- Vibration to remove air pockets
- Curing begins (7-day minimum before backfill)
Thursday-Friday: Form Stripping and Waterproofing
- Forms removed after 24-48 hours
- Exterior waterproofing membrane applied
- Drainage board installation
- Protection board at grade level
Weather Delays:
- Cannot pour concrete if temperature will drop below 40°F within 48 hours
- Cannot pour in rain (dilutes concrete mix)
- Winter pours require heating and insulated blankets (adds $2,000-$5,000)
- Typical delay if weather hits: 3-10 days
Critical Inspection: Foundation inspection must pass before proceeding.
For detailed information on Nebraska foundation requirements, see our article on Nebraska clay soil and custom home foundations.
Week 21: Foundation Curing and Backfill
Monday-Thursday: Curing Period
- Concrete gains strength (reaches 70% strength by day 7)
- Foundation waterproofing final checks
- Preparation for backfill
Friday-Saturday: Backfill
- Clean gravel backfill placed against foundation walls
- Compaction in lifts
- Final grading around foundation perimeter
- Basement floor preparation (if applicable)
Sunday: Basement Floor Pour (if applicable)
- Vapor barrier installation
- Concrete floor pour
- Curing begins
Phase 1 Complete: Foundation is complete and ready for framing to begin.
Phase 3: Framing and Dry-In (Weeks 22-31)
This is when your home starts to look like a home. It's also the phase most vulnerable to weather delays.
Weeks 22-24: Floor System and Framing Begins
Week 22: Basement Floor and First Floor Deck
- Basement floor cures (if poured previous week)
- Sill plate installation on foundation
- Floor joists or trusses installation
- Subfloor sheathing
- House starting to take shape above foundation
Week 23-24: Wall Framing
- First-floor walls framed
- Interior walls laid out
- Window and door openings framed
- Walls stood and braced
- Second-floor deck (if applicable)
- Second-floor wall framing (if two-story)
What You'll See:
- Lumber delivered in large stacks
- Framing crew (typically 3-5 workers)
- Rapid visible progress
- House taking shape
- Exciting phase for homeowners
Weather Impact:
- Light rain doesn't stop framing
- Heavy rain stops work (safety issue)
- High winds stop work (cannot safely stand walls)
- Winter work slower (cold affects productivity by 15-25%)
- Typical delay: 3-5 days in this phase
Weeks 25-27: Roof Framing and Sheathing
Week 25: Roof Truss Delivery and Installation
- Roof trusses delivered by semi-truck
- Crane arrives to set trusses (if complex roof)
- Trusses set in one day typically
- Bracing and securing trusses
- Roof sheathing begins
Week 26: Roof Sheathing and Exterior Sheathing
- Roof sheathing completed
- Housewrap installation
- Window and door openings wrapped
- Building starting to shed water
Week 27: Roofing Installation
- Roofing materials delivered
- Ice and water shield at eaves and valleys
- Underlayment installation
- Shingle or metal roofing installation (1-3 days typically)
- Flashing at penetrations
- Ridge vent installation
Critical Milestone: Dry-In Complete
Once roofing is complete, the house is "dried in"—protected from weather. This allows interior work to proceed regardless of rain or snow.
Weather Impact:
- Cannot shingle in rain or on wet sheathing
- Cannot shingle in high wind (safety and adhesion issues)
- Hot weather (95°F+) requires morning-only roofing work
- Winter roofing requires special adhesives and techniques
- Typical delay: 2-4 days
Inspection: Framing inspection must pass before proceeding to mechanicals.
Weeks 28-31: Windows, Doors, and Exterior Work
Week 28: Window and Exterior Door Installation
- Windows delivered
- Window installation (2-4 days depending on quantity)
- Exterior door installation
- Flashing and sealing at all openings
Week 29-30: Siding Preparation and Installation Begins
- Exterior foam board (if specified)
- Siding material delivered
- Siding installation begins
- Soffit and fascia installation
- Exterior trim work
Week 31: Garage Doors and Exterior Completion
- Garage doors installed
- Final siding trim details
- Any stone or brick veneer work (if specified)
- Exterior essentially complete
Typical Delay in This Phase: 1-2 days
Phase 4: Mechanical Rough-Ins (Weeks 32-35)
With the house dried in, mechanical trades can work regardless of weather.
Week 32: HVAC Rough-In
What Happens:
- Ductwork installation throughout home
- Supply and return duct runs
- Register and vent locations marked
- Equipment placement (furnace, AC, water heater)
- Gas lines run to equipment
- Exhaust venting installed
Coordination: HVAC must coordinate with plumber and electrician to avoid conflicts in ceiling/wall spaces.
Week 33: Plumbing Rough-In
What Happens:
- Water supply lines run throughout home
- Drain and vent pipes installed
- Bathtubs set (must happen before drywall)
- Shower pans installed (if tile showers)
- Toilet and sink locations stubbed out
- Water heater connections
- Hose bibs (exterior)
Critical Point: Plumbing must be pressure tested and pass inspection before insulation.
Week 34: Electrical Rough-In
What Happens:
- Electrical panel installation
- Wire runs throughout home
- Outlet and switch box installation
- Light fixture electrical boxes
- HVAC equipment connections
- Doorbell, phone, cable, and data wiring
- Smoke detector and CO detector rough-in
Modern Addition: Many homes now include:
- CAT6 data wiring
- Security system pre-wire
- Surround sound speaker wire
- Smart home integration rough-in
Week 35: Rough-In Inspections
Critical Inspections:
- HVAC rough-in inspection
- Plumbing rough-in inspection
- Electrical rough-in inspection
All must pass before insulation begins.
Common Delay: Inspection failures requiring corrections add 3-7 days
At Davis Contracting, we schedule all three inspections for the same day when possible, but building departments don't always cooperate with this timeline.
Phase 5: Insulation and Drywall (Weeks 36-39)
Week 36: Insulation
What Happens:
- Exterior wall insulation (spray foam or batts)
- Ceiling insulation (blown-in or batts)
- Sound insulation between floors (if specified)
- Garage insulation (walls and ceiling)
Nebraska Consideration: Proper insulation is critical in our climate (100°F summer, -10°F winter). This is not where you want to cut corners.
Inspection: Insulation inspection required before drywall.
Weeks 37-39: Drywall Installation and Finishing
Week 37: Drywall Hanging
- Drywall delivered (usually requires multiple deliveries)
- Ceiling drywall hung first
- Wall drywall hung
- Typically takes 2-3 days for hanging
Week 38: Drywall Taping and Mudding
- First coat of joint compound (tape embedded)
- 24-hour dry time
- Second coat of joint compound
- 24-hour dry time
- Third coat (if Level 4 or 5 finish)
- Final dry time
Week 39: Sanding and Priming
- Sanding of all joints and screws
- Cleanup (dustiest phase of construction)
- Primer coat applied
- Texture application (if specified)
- Ready for final finishes
Typical Delay: Drywall mud requires proper drying between coats. High humidity in spring/summer can add 2-3 days to this phase.
Phase 6: Interior Finishes (Weeks 40-51)
This is the longest phase because it involves the most trades and the most homeowner decision points.
Weeks 40-42: Interior Doors and Trim
What Happens:
- Interior door jambs installed
- Doors hung and adjusted
- Baseboard installation throughout
- Window and door casing
- Crown molding (if specified)
- Closet shelving systems
- Stair railings (if applicable)
Typical Duration: 2-3 weeks depending on home size and detail level
Weeks 43-45: Cabinet and Countertop Installation
Week 43-44: Cabinet Installation
- Kitchen cabinets delivered
- Kitchen cabinet installation (2-3 days)
- Bathroom vanity cabinets installed
- Laundry room cabinets
- Garage cabinets (if specified)
- Cabinet hardware installation
Week 45: Countertop Template and Installation
- Countertop fabricator comes for final measurements
- Fabrication time: 7-10 days
- Countertop installation (1-2 days)
- Undermount sink cutouts and installation
Supply Chain Vulnerability: Cabinet delays are common.
- Stock cabinets: 2-4 week lead time
- Semi-custom cabinets: 6-8 week lead time
- Custom cabinets: 8-12 week lead time
Cabinets must be ordered during pre-construction phase to avoid delays here.
Weeks 46-48: Flooring Installation
Week 46: Flooring Preparation
- Subfloor repairs and leveling
- Underlayment installation
- Room-by-room preparation
Week 47-48: Flooring Installation
- Hardwood or LVP installation (3-5 days)
- Tile installation in bathrooms (2-3 days)
- Carpet installation (last, 1-2 days)
Sequence: Hard surfaces first, carpet last (to avoid damage)
Weeks 49-51: Painting and Final Finishes
Week 49: Prime Paint
- Final drywall touch-ups
- Caulking at trim joints
- First coat of paint on walls and ceilings
Week 50: Finish Paint
- Second coat on walls
- Trim painting
- Touch-ups
Week 51: Final Interior Details
- Switch and outlet covers installed
- Door hardware final installation
- Cabinet hardware adjustments
- Any final trim details
Phase 7: Mechanical Finish and Fixtures (Weeks 52-54)
Week 52: Plumbing Fixtures
What Happens:
- Toilets installed
- Vanity faucets installed
- Shower and tub faucets/trim installed
- Kitchen sink and faucet installed
- Dishwasher connections
- Refrigerator ice maker line
- All plumbing tested and operational
Week 53: Electrical Fixtures and HVAC Completion
Electrical:
- Light fixtures installed throughout
- Ceiling fans installed
- Outlet and switch covers
- Smoke and CO detectors
- Doorbell installation
- Any smart home device installation
HVAC:
- Register and vent covers installed
- Thermostat installation
- Final equipment connections
- System startup and testing
- Air balancing
Week 54: Appliance Installation
What Happens:
- Range/cooktop installation
- Built-in oven installation
- Microwave installation (if built-in)
- Dishwasher installation
- Refrigerator delivery (if included)
- Washer and dryer connections verified
Phase 8: Exterior Completion and Final Details (Weeks 55-58)
Week 55: Driveway and Walks
What Happens:
- Final grading around home
- Driveway preparation and pour
- Sidewalks and front steps
- Patio (if included)
Weather Consideration: Concrete work requires temperatures above 40°F for curing. Winter projects may need to delay this work until spring.
Week 56: Final Exterior Work
What Happens:
- Gutters and downspouts installed
- Final exterior trim details
- Mailbox installation
- House numbers
- Exterior lighting installation and testing
- Hose bib freeze protection
Week 57: Final Inspections
Required Inspections:
- Final building inspection
- Final electrical inspection
- Final plumbing inspection
- Final HVAC inspection
- Certificate of Occupancy issued
All inspections must pass before you can legally occupy the home.
Common Issues That Delay CO:
- Minor code violations requiring corrections
- Missing inspection documentation
- Incomplete exterior work
- Safety concerns
Typical Delay If Issues Found: 3-7 days to correct and re-inspect
Week 58: Final Walkthrough and Punch List
What Happens:
- Builder conducts pre-final walkthrough
- Addresses any obvious issues
- Schedules final walkthrough with homeowner
- Homeowner walkthrough with builder
- Punch list created (typically 20-40 items)
- Punch list completion (1-2 weeks)
Common Punch List Items:
- Paint touch-ups
- Drywall repairs
- Door adjustments
- Hardware tightening
- Caulking touch-ups
- Trim gaps
- Floor repairs
- Cleaning issues
Phase 9: Closing and Move-In (Weeks 59-60)
Week 59: Final Punch List Completion
What Happens:
- All punch list items completed
- Final cleaning
- Builder final walkthrough
- Homeowner reviews completed punch list items
- Any remaining issues addressed
Week 60: Closing and Keys
What Happens:
- Construction loan converts to permanent mortgage
- Final paperwork signed
- Keys delivered
- Garage door opener and codes provided
- Warranty documentation provided
- Builder provides maintenance information
- You move in!
Total Timeline: 60 weeks (14 months) from design start to move-in
What Actually Causes Construction Delays
Understanding the real causes of delays helps you budget time realistically:
Weather Delays (Adds 2-4 Weeks on Average)
Spring (March-May):
- Heavy rain prevents excavation and foundation work
- Muddy site conditions prevent equipment access
- Typical impact: 1-2 weeks
Summer (June-August):
- Generally good construction weather
- Occasional severe storms cause 1-2 day delays
- Extreme heat (100°F+) slows worker productivity
- Typical impact: 3-5 days
Fall (September-November):
- Best construction weather in Nebraska
- Minimal weather delays
- Typical impact: 2-3 days
Winter (December-February):
- Frozen ground prevents excavation
- Cannot pour concrete below 40°F without special procedures
- Snow delays exterior work
- Cold reduces worker productivity by 20-30%
- Short daylight hours reduce working hours
- Typical impact: 2-4 weeks if significant exterior work remains
Annual Weather Delay Average in Omaha: 3-4 weeks
Builder Strategy: The best builders schedule major exterior work (foundation, framing, roofing) for April-October to minimize weather impacts.
Supply Chain and Material Delays (Adds 1-4 Weeks)
Even post-pandemic, certain materials still have extended lead times:
Long Lead Time Items:
- Custom windows: 8-12 weeks (must order during pre-construction)
- Special-order cabinets: 10-14 weeks (must order during pre-construction)
- Unique tile or stone: 6-10 weeks
- Special-order appliances: 6-8 weeks
- Custom doors: 8-10 weeks
- Specialty HVAC equipment: 6-8 weeks
Solution: Competent builders order long-lead items during the permit phase so they arrive when needed during construction.
What Causes Delays:
- Builder fails to order on time
- Manufacturer backorders after order placed
- Shipping delays
- Damage during shipping requiring reorder
- Wrong items delivered requiring reorder
Typical Delay When This Goes Wrong: 2-6 weeks
Inspection Delays and Failures (Adds 1-2 Weeks)
Inspection Schedule Challenges:
- Building departments book up 3-7 days in advance
- Inspector may fail to show up as scheduled
- Inspection fails requiring corrections and re-inspection
Common Inspection Failures:
- Framing issues (missing hurricane ties, improper nailing)
- Plumbing issues (improper slopes, missing cleanouts)
- Electrical issues (improper wire sizing, missing junction boxes)
- HVAC issues (improper ductwork, missing returns)
Typical Delay From Failed Inspection: 5-10 days(3 days to correct, 2-4 days to reschedule, 1 day for re-inspection)
Good Builders: Schedule inspections early, know what inspectors look for, rarely fail inspections.
Bad Builders: Constantly fail inspections due to sloppy work, blame inspectors for being "too picky."
Subcontractor No-Shows (Adds 1-3 Weeks)
This is the #1 cause of delays with poorly-managed builders:
What Happens:
- Plumber scheduled for Monday, doesn't show until Thursday
- Drywall crew scheduled for 2 weeks, shows up 4 weeks later
- Cabinet installer has "emergency" on another job, delays your install
- Painter gets behind on previous project, pushes your start date
Why This Happens:
- Builder doesn't have strong relationships with subs
- Builder doesn't pay subs promptly (subs deprioritize their jobs)
- Builder overbooks subs across multiple projects
- Subs get better-paying jobs and bump yours
Impact: Can add 2-4 weeks across entire project
How Davis Contracting Prevents This: We maintain long-term relationships with our subcontractors, pay them promptly, and respect their schedules. Our subs know we'll be ready when we say we'll be ready, so they show up when scheduled.
Design Changes During Construction (Adds 1-4 Weeks)
What Happens:
- Homeowner sees house framed and wants to move a wall
- Homeowner changes flooring selection after it's been ordered
- Homeowner adds features not in original plan
Impact:
- Design changes require time to implement
- May require new materials to be ordered
- May require re-inspection
- Other trades waiting while change is implemented
How to Avoid: Complete design and selections during pre-construction phase. Our paid design process at Davis Contracting exists specifically to prevent mid-construction changes.
Builder Scheduling and Management Issues (Adds 2-6 Weeks)
Poor builder organization causes massive delays:
Signs of Poor Management:
- Builder doesn't communicate schedule
- Builder "forgets" to order materials
- Builder double-books subcontractors
- Builder focuses on other projects when yours hits snags
- Builder doesn't return calls or respond to questions
Impact: Can add weeks or months to timeline
How to Identify This Before You Hire:
- Ask for references from recent projects
- Ask those references: "Did the project finish on time? If not, what caused delays?"
- Ask builder: "What's your typical completion timeline vs. originally scheduled timeline?"
- Red flag answer: "We always hit our timelines" (nobody always does—honest builders admit this)
How to Identify Builders Who Give Honest Timelines
Here are questions to ask during builder selection:
Question #1: "What's your typical construction timeline from permit to certificate of occupancy?"
Red Flag Answer: "6-8 months"
Good Answer: "7-10 months depending on weather and material availability, with most projects completing around 8-9 months if we start in spring or summer."
Question #2: "What percentage of your projects finish on or before the original timeline?"
Red Flag Answer: "All of them" or "95%+" (this is statistically impossible)
Good Answer: "About 60-70% finish within 2 weeks of original timeline. The rest typically run 2-4 weeks over due to weather or supply chain issues beyond our control."
Question #3: "What typically causes delays on your projects?"
Red Flag Answer: "Delays are rare" or "Homeowner changes cause all our delays"
Good Answer: "Weather is the biggest factor in Nebraska—we typically lose 2-3 weeks across a project. Material availability issues add another week or two occasionally. We manage around most other potential delays through good scheduling."
Question #4: "If the project runs longer than scheduled, how do you handle draw schedules and communication?"
Red Flag Answer: Blank stare or "That won't happen"
Good Answer: "We update you weekly on schedule status. If we see potential delays developing, we communicate immediately. Draw schedules are based on work completed, not calendar dates, so delays don't affect your construction loan cash flow."
Question #5: "Can I talk to three recent clients about their timeline experience?"
Red Flag Answer: "All our clients are too busy" or references are from 2+ years ago
Good Answer: Provides three references from last 12 months, including at least one project that went over schedule (every builder has these—honesty matters)
Red Flags: Timeline Promises That Should Scare You
Red Flag #1: "We'll Have You In Before Christmas"
When you're signing contracts in July and the builder promises completion in 5 months—be very skeptical.
Why This Is Dangerous:
- Ignores weather reality
- Ignores inspection schedules
- Sets unrealistic expectations
- Builder may cut corners to hit deadline
Red Flag #2: "We Never Run Over Schedule"
No builder with honest accounting can claim this. Weather alone prevents perfect schedules.
What This Tells You:
- Builder is dishonest
- OR builder pads timelines massively (quotes 12 months, delivers in 8, claims perfection)
Red Flag #3: "Timeline Depends on Inspections" (Said with Disdain)
Builders who blame inspectors for delays are usually builders who do sloppy work.
Good builders:
- Pass inspections on first attempt
- Schedule inspections appropriately
- Know what inspectors require
Bad builders:
- Constantly fail inspections
- Blame inspectors
- Call inspectors "picky" or "unreasonable"
Red Flag #4: "We're Starting Three Other Houses That Month Too"
If your builder is starting multiple projects simultaneously, who's managing yours?
Questions to Ask:
- How many active projects do you manage simultaneously?
- Who is the on-site supervisor for my project?
- How often will you personally be on my job site?
Warning Signs:
- Builder manages 10+ simultaneous projects with no project managers
- Builder is never personally on site
- Different superintendent every visit
Red Flag #5: Contract Contains No Timeline
Some builders put no schedule in the contract, only "reasonable time for completion."
Why This Is Dangerous:
- No accountability for delays
- "Reasonable" is undefined
- Builder can prioritize other projects over yours
Demand: Specific timeline in contract with milestone dates.
How Davis Contracting Manages Timelines Honestly
At Davis Contracting, Julius and Nadra Davis built their own home and experienced firsthand the frustration of missed timelines and poor communication.
Our Timeline Approach:
Realistic Initial Timelines
We quote 8-10 month construction timelines (not including pre-construction). We add 2-4 weeks for weather buffer depending on season.
Why: Because we'd rather exceed expectations than miss promises.
Pre-Construction Phase Detail
We spend 8-12 weeks in design and selections before breaking ground:
Why: Rushed design causes mid-construction changes. Mid-construction changes cause delays. Thorough pre-construction prevents both.
Weather-Smart Scheduling
We don't start foundations in December or January if we can avoid it. We schedule major exterior work for April-October.
Why: Working with Nebraska weather instead of fighting it prevents weeks of delays.
Early Material Ordering
During the permit phase, we order:
- Custom windows (8-12 week lead time)
- Cabinets (6-10 week lead time)
- Any special-order items
Why: Materials arrive when we need them, not 6 weeks late.
Subcontractor Relationships
We've worked with the same subcontractors for years. We pay them promptly. They show up when scheduled.
Why: When subs trust you, they prioritize your projects.
Weekly Communication
You receive weekly schedule updates:
- Work completed this week
- Work scheduled next week
- Any delays or issues developing
- Updated completion estimate
Why: Surprises erode trust. Communication builds it.
Milestone-Based Draws
Your construction loan draws are based on completed work, not calendar dates.
Why: Weather delays don't affect your cash flow or loan timing.
What to Do If Your Project Is Running Behind
If you're currently building and your timeline is slipping:
Week-by-Week Slippage (Normal)
What It Looks Like:
- Builder says "should be done by October 15"
- It's now October 20 and you're 90% complete
- Finish date now estimated November 1
What to Do:
- Request updated schedule in writing
- Confirm punch list timeline
- Verify Certificate of Occupancy timeline
- Adjust your moving plans accordingly
This is normal. Final phases always take longer than estimated because they involve most trades and most details.
Month+ Slippage (Concerning)
What It Looks Like:
- Builder said 8 months
- You're at month 10 and only 70% complete
- Completion date keeps moving further out
What to Do:
- Request formal meeting with builder
- Ask for detailed explanation of delays
- Request updated timeline with specific milestones
- Confirm builder has adequate crew/sub availability
- Document everything in writing
Warning Signs of Serious Problems:
- Builder stops returning calls
- Long periods with no work activity
- Subcontractors mention payment issues
- Builder starts talking about change orders you never approved
Abandoned Projects (Critical)
What It Looks Like:
- No activity on site for weeks
- Builder not responding to calls/emails
- Subcontractors say they haven't been paid
- Materials stopped arriving
Immediate Actions:
- Contact your construction lender immediately
- Consult with a construction attorney
- Document current state with photos
- Secure the site if it's unsecured
- Do NOT make any additional payments
This situation requires professional legal help immediately.
Planning Your Timeline: Month-by-Month Roadmap
Here's how to plan your custom home timeline realistically:
If Starting in Spring (March-May)
Best For: Completing before next winter
Timeline:
- March-April: Pre-construction and permits
- May: Foundation
- June-July: Framing and dry-in
- August-September: Mechanicals and drywall
- October-November: Interior finishes
- December: Final work and move-in
Risk: Spring rain can delay foundation 2-3 weeks
If Starting in Summer (June-August)
Best For: Good weather for exterior work
Timeline:
- June-July: Pre-construction and permits
- August: Foundation
- September-October: Framing and dry-in (best weather)
- November-December: Mechanicals and drywall
- January-March: Interior finishes (weather doesn't matter once dried in)
- April: Final work and move-in
Risk: Some interior work happens during winter (slower)
If Starting in Fall (September-November)
Challenging Timeline: Winter hits during critical phases
Timeline:
- September-October: Pre-construction and permits
- November: Foundation (risky—may need to wait)
- December-February: Winter delays everything
- March-April: Framing resumes when weather permits
- May-June: Dry-in and mechanicals
- July-August: Interior finishes
- September: Final work and move-in
Risk: High likelihood of 4-6 week weather delays
Recommendation: If starting in fall, plan for spring foundation start instead of pushing through winter.
If Starting in Winter (December-February)
Best Strategy: Focus on pre-construction, start foundation in spring
Timeline:
- December-February: Thorough pre-construction process
- March-April: Foundation
- May-June: Framing and dry-in
- July-August: Mechanicals and drywall
- September-November: Interior finishes
- December: Final work and move-in
Advantage: Long pre-construction time reduces chances of design changes
The Bottom Line: Plan for 12-14 Months Total
If a builder tells you 6-8 months, they're likely giving you just the construction timeline—and even that's optimistic.
Realistic Total Timeline:
- Pre-construction: 2-4 months
- Construction: 8-10 months
- Total: 10-14 months from initial design meeting to move-in
Plan your life around 12 months and you won't be disappointed. Finish earlier and you'll be thrilled.
Ready to Build with Realistic Expectations?
At Davis Contracting, we believe honest timelines serve everyone better than optimistic fantasies.
We serve the Omaha metro area including:
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