FAQ


There are many components to consider before you build a custom home or remodel your home. Our FAQ will give you an idea of what to expect when working with Owen Homes for your next project. We’ve organized these questions into three categories: general practices, new construction projects and renovation projects.

Who will be working at our home?

Owen Homes’ dedicates a team to each project that includes our ownership team, your designated project manager and our interior designer. Our extensive network of trusted, experienced and reliable trade partners will be executing the construction for your project. We hold high standards for professionalism and quality for our team and our trade partners. Owen Homes and all trade partners are licensed and insured.

Do you have references from previous clients?

Yes, we have several previous clients that have provided their contact information and/or given us permission to show their home. We would be happy to connect you with a previous client if you would like a homeowner’s perspective or to tour a home so you may view our craftsmanship. We also encourage you to read through the reviews our clients have left on our Houzz or Facebook page.

Will the construction be a disturbance to my neighbors?

It is our goal to be respectful of your neighborhood while operating in a professional and friendly manner. Your Project Manager will ensure our team is considerate throughout the project by avoiding parking in front of mail boxes, driving cautiously around project sites and maintaining a clean project site.

How can I make updates and changes throughout the construction process?

Contact your Project Manager or our Interior Designer if you would like to update or make a change during the construction process. Together they will facilitate any changes or updates by documenting them in a change order, ordering materials as necessary and adapting construction if applicable. In some cases, not all updates or desired changes will be possible due to budget requirements, product or subcontractor availability or the stage of construction.

Do you offer financing?

We do not offer financing. We encourage all of our clients considering a New Construction project to contact Central Bank of the Midwest or Nodaway Valley Bank for a construction loan. For remodels, we recommend speaking with your financial advisor or bank to decide the best approach to financing your project. Typically remodel projects are funded through a home equity loan or a refinance on an existing mortgage. Please note that we cannot accept 203K, NACA or similar loans.

Can I purchase my own material(s) and/or hire my own subcontractor(s) for my project?

Owen Homes has spent the last twenty years finding local, experienced and well-respected companies that properly install and/or provide high-quality building materials. We are able to warranty their work and materials because they have specific product standards, warranties and thorough installation methods that not only ensure their reliability and durability but also reflect our high-quality standards. The relationships we have built ensure our trade partners will make our projects a priority and work hard to meet deadlines to keep our projects on schedule. We cannot guarantee our subcontractors will install materials you’ve purchased or warranty their work when installing said materials. Therefore, we strongly discourage purchasing your own materials or hiring your own subcontractors for construction. If you insist on using your own materials or subcontractors, we are open to discussing this on a per-case basis, but the materials you’ve purchased and the work provided by the subcontractor will not be included in our Warranty.

How much does a custom home cost?

Our custom homes begin in the $800’s. Here are some average square footage prices that we use as a starting point to develop a ballpark for initial budget discussions:

Main Level – $250-295/sq. ft. (excludes garages, porches)
Upper Level –  $115-150/sq. ft.
Basement Finish  $85-115/sq. ft.
Site Development – $45 – 75k
[Site development typically includes: establish and cut-in driveway, water and electrical service, septic system, buried propane tank]

Our average square foot pricing excludes the lot/land or any realtors’ commissions that may apply based on subdivision requirements. Each home would include 2×6 exterior framed walls (or 2×4 with Zip System), standard 3-car garage, 9′ tall basement and all of the typical Owen Homes upgrades such as durable flooring, quality kitchen and baths, durable windows, efficient insulation and superior exterior finishes.

We would be happy to schedule a consultation to discuss your project in depth and provide specific pricing for the custom home you want to build.

What's your average build time?

The average build time for a custom home is about 11 – 12 months depending on size of home, complexity of structure and design, materials, weather and time of year. We expect to spend about 4 – 6 months prior to building to allow enough time to design the plans, select most of the finishes and fixtures, determine structural and mechanical components, collect bid packages and review scope of work with our trade partners, pull permits and schedule the project.

Do I need to provide house plans?

Owen Homes does not limit you to choosing a home from our inventory of house plans. We are a design + build firm so our team can create new house plans, customize Owen Homes’ plans or personalize other house plans to fit your family and lifestyle. Before we begin the blueprint process, think about the specifications of your future home: How many bedrooms and bathrooms do you want? Do you want a ranch-style home, one-and-a-half story, etc.? Think about the functionality of each room and the desired layout of the home. We can assist from there in creating a plan that fits your design needs.

Do I have any input on exterior/interior design?

Absolutely! Each of our projects are fully custom and designed specific for each family. The design process is intentionally collaborative. Once we have completed the blueprints for the home, we will also work with you to make finish and fixture selections that complement the overall architectural design and fit your lifestyle and personality. We analyze your design preferences, style and functionality needs so that we can provide options for your review.

What kind of documentation do you provide?

The Blueprint Agreement is a formal agreement stating you are accepting the preliminary bid; this allows Owen Homes to create customized blueprints that fit your family and will transition with you for years to come. Upon completion, we’ll have a fully engineered, permit-ready blueprint set.

The Project Development Agreement permits Owen Homes to begin planning and designing your project. We will prepare all necessary documentation, begin meeting with and scheduling subcontractors, collaborating with you for interior design selections and preparing for the construction of your custom home.

The New Home Construction Agreement is a contract between the homeowner(s) and Owen Homes that protects both parties and includes the payment schedule and a lien waiver form. This agreement also outlines important information on insurance and licenses, construction process and possible risks.

The Construction Timeline is a tentative schedule for you to reference. The schedule changes daily due to subcontractor and/or material availability, weather or other unforeseen issues. Your Project Manager will notify you of any major schedule changes and provide you with a start and completion date. You’ll have access to our project schedule for real-time updates via our construction management software.

The Materials List details every component of your custom home. We organize this list by trade and use this throughout the design process. It is your responsibility to read through the materials list in its entirety to ensure accuracy and check for any errors.

The Warranty specifically outlines Owen Homes’ responsibilities during the warranty period.

Other documentation if applicable will include project sketches, layouts, renderings, cabinet designs and change orders.

How will the finances work?

Financing a custom built home is quite different than buying an already built home. There are several options to explore regarding pricing and payment for your custom home. We will explain the different options in detail and discuss your budget for the project at our initial consultation.

We use the information from the consultation, your budget and our average square foot pricing to create an initial proposal. The proposal will include a concept house plan and elevation, timeline and detailed cost spreadsheet that breaks out all of the components for the project based on your lot and floor plan preferences. With your approval to proceed, our team will meet with our suppliers and subcontractors to receive bids to further develop your cost spreadsheet.

How we determine the final price and payment(s) depends on the options you’ve chosen. However, any changes or upgrades made throughout the design or construction phase may result in a change order and be added onto the final price of your home. We understand that financial stress can complicate the build process and hinder your experience so our team will update you on the overall cost and/or change orders for your custom home every few weeks if applicable.

When will decisions need to be made?

You will meet with our team several times throughout the project to make selections, approve drawings and designs and discuss other key components to the project. In order to avoid major delays in construction, decisions and selections are typically made before framing begins or at minimum, 6-8 weeks before installation. Prior to each meeting they will give you an idea of what to expect and provide you with examples and/or resources you may find beneficial.

Are there any possible issues I should be prepared for?

When building a home there may be some unforeseeable issues that we come across during construction that weren’t apparent when we first bid the project. This may apply more so to rural homes versus homes built in a subdivision.

Who can I contact if I have a question, comment or concern throughout the process?

Owen Homes dedicates a project team to each home we build to ensure quality and client satisfaction. Your assigned Project Manager will be able to discuss the overall schedule, project direction and financial status with you. The Project Designer will coordinate all selections and finishes that are custom to your home. And the Project Supervisor will be on-site to organize the work being completed and ensure that it is meeting Owen Homes’ and your expectations. Our project teams have daily communication and weekly production meetings to discuss the details of your project. As you begin to work through design and construction, you will quickly become familiar with who to contact regarding the many questions that arise during the project.

Our team will be available during normal business hours by cell (call or text), email or scheduled meetings. We encourage you to contact us for any comments, questions or concerns regarding your project, but please consider the importance of the matter when calling during non-business hours.

How much will my project cost?

Our renovations and additions generally begin $250k and up and basement finishes begin $125k and up. Here are some average project prices to help guide you for initial budget discussions:

Additions – $250,000 and up
Main Level Renovation – $250,000 and up
Basement Finish – $125,000 and up; starting around $85 – $125/sq. ft. for finished space
Interior Whole Home Renovation – $450,000 and up

Each project can widely vary in cost due to the scope of work, finishes, fixtures and other factors. The average prices provided above will not apply to every project but reference the minimum size of project we are accepting at this time. These average prices include typical Owen Homes’ upgrades such as durable flooring, quality cabinetry and countertops, durable windows, efficient insulation and superior exterior finishes.

Our design + build team is best fit for ‘turn-key’ remodel projects, meaning we manage all trades involved from start to finish and are responsible for all materials and labor to complete the project. This not only prevents bottlenecks and eliminates miscommunication but also allows our team to provide the best value for our clients through consistent quality and an efficient project schedule.

We would be happy to schedule a consultation to provide you with pricing that reflects the scope of work for your turn-key project.

When are payments due?

After we have presented the preliminary bid and you’ve approved to proceed with the process, all parties will sign the Design Agreement. At that time a deposit, based on complexity, detail and size of the project and the total of the preliminary bid, is due to begin the design and planning phase of your project (typically 4-8% of the bid). Once the details have been finalized and you have made all of your design selections, your Project manager will update the Materials List and create a Construction Agreement. The Construction Agreement will outline a payment schedule that corresponds with the progress on site. We prefer payments by check, but we will accept cash or Paypal. If you make a payment through Paypal, a 3% processing fee will be added.

When can you start?

Once you’ve accepted the proposal, signed the Design Agreement and paid an initial deposit, we will begin developing all necessary documents and planning out the details for your project. Meanwhile, you will be meeting with our Interior Designer to finalize layouts and select materials. Planning and design, on average, takes anywhere from 3 to 4 months, depending on the size and complexity of the project.

After the Work Agreement has been updated to reflect your selections and the Construction Agreement has been signed by all parties, we will set a tentative start date for your project. Start dates for remodel projects will always depend on the current schedule, but we usually have a 6-week lead time. We will order the necessary materials and schedule subcontractors during this lead time so we can maximize efficiency and avoid any major delays once construction begins. We will provide a copy of the tentative schedule for your reference, but this is only meant to give you an idea of how we will undertake the project; the schedule is not a guarantee as plans may change daily due to weather, material availability or unforeseen issues. Your Project Manager will update you with any schedule changes.

What kind of documentation do you provide?

The Blueprint Agreement is a formal agreement stating you accept the preliminary bid; this allows Owen Homes to create floorplans and elevations as necessary for your renovation project.

The Project Development Agreement permits Owen Homes to begin planning and designing your project. We will prepare all necessary documentation, begin meeting with and scheduling subcontractors, collaborating with you for interior design selections and preparing for the construction of your renovation.

The Materials List details all work to be performed on site and all materials selected. It is the homeowner’s responsibility to read through this document in its entirety to ensure accuracy and to check for any errors.

The Construction Agreement is a contract between the homeowner(s) and Owen Homes that protects both parties and includes the payment schedule and a lien waiver form. This agreement also outlines important information on insurance and licenses, construction process and possible risks.

The Warranty specifically outlines Owen Homes’ responsibilities during the warranty period.

Other documentation if applicable will include project sketches, layouts, renderings, cabinet designs, change orders and a project schedule.

Who can I contact if I have a question, comment or concern throughout the process?

Owen Homes dedicates a team to each project to ensure quality and client satisfaction. Your assigned Project Manager will be able to answer questions regarding construction, schedule and financial information, and our Interior Designer will be able to help with design and materials. However, the team will be contacting you and each other regularly to discuss the project and provide updates on any changes to the schedule, design or financial status.

Our team will be available during normal business hours by cell (call or text), email or scheduled meetings. We encourage you to contact us for any comments, questions or concerns regarding your project, but please consider the importance of the matter when calling during non-business hours.

When will decisions need to be made?

The Project Manager and Interior Designer will need to meet with you several times throughout the process. We take advantage of the lead time before construction begins to plan and design. Depending on how many decisions you need to make, our Interior Designer will divide the selection process between several meetings for a manageable and stress-free experience. You will be approving layouts and designs, making selections and discussing other key components at these meetings.

Are there any possible issues I should be prepared for?

Sometimes during construction there are unforeseeable issues that arise that weren’t apparent when we initially bid the project. It is suggested that the owner have a 5-10% contingency allowance because anything not explicitly listed on the Work Agreement may result in additional expenses. The older the home, the greater the risk for surprise expenses; what we cannot see, we cannot bid.

How will you protect my property?

Owen Homes takes several steps to protect and respect your property. Before we begin construction, we suggest moving any smaller items from the area and removing any pictures or decorative wall items from surrounding rooms to prevent damage. We will carefully lay protective plastic flooring from the main door to the project area and create plastic barriers to wall off construction from the rest of the home. On a daily basis we will keep the construction area reasonably kept, lock any outer doors used and turn off any lights. We devote time to clean up and do our best to contain dust, but it is inevitable in any remodel project to have a more dust than normal throughout your home; for larger projects we suggest having the air ducts cleaned upon completion.

What happens with excess materials and scrap?

Our projects include costs to cover our time spent maintaining a reasonable amount of clean up throughout the project.  If not providing a dumpster, we will be responsible for hauling away the trash and debris caused by our work, unless this has been removed from the contract.

On many projects, there may be left over materials which Owen Homes may return to vendors or keep.  These excess materials belong to Owen Homes and will not be credited to the owner.  The price shown on the agreement to perform a particular trade is the cost to the owner, regardless if Owen Homes has ordered too much or too little.  Owen Homes will leave a small quantity of some materials for the owner to have on hand in case it is ever needed in the future, such as a few extra tiles, left over paint, etc.