How it works
No surprises. No fine print.
Our Custom Home Building Process in Southeast Florida, Step by Step
This is the custom home building process we follow with every investor, from the first video call to the keys. As your construction management company from Jupiter to Melbourne, FL, we run every step at real cost, and you follow all of it from anywhere.
- 3stages
- 12clear steps
- 4milestone payments
- ~7 mo.target after permits
The process at a glance
The home building process step by step: 3 stages, 12 steps
Every build follows the same path, so you always know what's happening, who's doing it and when you pay. Tap a stage to see each step in detail.
Pre-construction & permits
Steps 1–6 · timing depends on your city or county
- Virtual Strategy Session
- Contract, signed online
- Your lot
- Your house plans
- Budget at real cost
- Permits
Fee: 25% at contract signing
See stage 1 → 2Construction
Steps 7–10 · target of about 7 months after permit approval
- Site work & foundation slab
- Block walls & roof
- Exterior & systems
- Interior & finishes
Fee: 25% at foundation slab · 25% when the roof is sheathed
See stage 2 → 3Closing & keys
Steps 11–12 · the end of construction
- Final walkthrough & punch list
- Keys, CO + investment report
Fee: final 25% at keys
See stage 3 →Stage 1 · Steps 1–6
Pre-construction and permits: how to start the home building process
Most of the money you save is decided here, before anyone breaks ground. We plan the build with you, trade by trade, so construction starts with no open questions.
- 1
Free virtual Strategy Session
One or more 30-minute Zoom calls with George to get to know your goal (rent, sell or live in), your capital or financing and where you want to build, and give you a first look at whether building at cost makes sense for you. These calls are a first approach with estimates only, and it's where you learn our fixed fee.
- 2
Contract, signed online
When you decide to move forward, you sign our construction management contract electronically, from wherever you are. This is where the real work begins. Nothing starts before this step: from the day you sign, our team goes to work on your project: your plans, your budget and your permits.
Fee: 25% at contract signing - 3
Your lot
Already own land? We build on your lot anywhere from Jupiter to Melbourne. No lot yet? We're not realtors: work with your trusted realtor, or we can introduce you to an independent realtor in the area. You hire them directly. Before you buy, we check the lot from the construction side (setbacks and the site work it needs), so you don't spend a dollar on a lot that doesn't work for your plan.
- 4
Your house plans
We don't sell plans. You choose one of three paths:
- Bring your own house plans.
- Start from an existing single-story design that an independent licensed engineer adapts to your lot.
- Have a new home designed from scratch.
Already working with an engineer? Great. If not, we can introduce you to an independent licensed engineer in the area. Either way, you hire the engineer directly, and plans can be signed and sealed digitally. See single-story house plan options →
- 5
Budget at real cost
Our General Contractor knows the industry and what materials really cost. Based on that experience and on today's market, we give you an approximate budget by trade (not item by item): what the foundation slab, the block walls, closing the house with windows and doors, or the roof should cost. We also tell you which materials are worth it and which ones are so cheap they hurt the quality. No builder's margin on top.
On top of that estimate, plan a 5–10% contingency, just like our guide recommends. It stays with you, as your reserve.
It's an estimate, never an exact number: the final cost of each trade is set when it's quoted and bought, and it depends on the market at that moment and on the finishes you choose, from the most affordable to the finest marble. That's why two investors, or the same investor building the same model at another time, can see different final numbers. Use it to compare with what a traditional builder would charge you and run your own numbers. The one number that doesn't move is our fee.
- 6
Permits
The documents the city or county needs from the owner are notarized online, and we submit the permit package for you. Permit fees, impact fees, surveys and other costs that can't be quoted in advance are covered by an initial deposit, set for your project based on your city and your home. Approval time is set by each jurisdiction, not by us. We do everything we can to keep it as short as possible, and the construction timeline starts the day permits are approved.
Before we break ground: have your capital or construction financing ready, in a U.S. bank account in your name or your company's. You fund each trade before it starts, so the money needs to be available from the first quote. See how the money moves →
Stage 2 · Steps 7–10
Construction: a target of about 7 months after permits
Once permits are approved, the clock starts. We hire, schedule and supervise every subcontractor, and you watch your home go up from your phone, wherever you live. As a guide, about 15% of the construction budget goes into the foundation, about 30% into the walls and roof, and the remaining 55% from there to the keys.
- 7
Site work & foundation slab
The lot is prepared and the foundation slab is poured. From foundation day, a live camera outside your lot lets you follow the build in real time.
Fee: 25% at foundation slabCamera 1 goes liveOptional Zoom meeting - 8
Block walls & roof
The walls go up and the roof structure is built. When the roof sheathing (plywood) is on, the shell of your home is closed and the next part of our fee is due.
Fee: 25% when the roof is sheathedOptional Zoom meeting - 9
Exterior & systems
Exterior stucco, windows and doors, plus the electrical, plumbing and mechanical systems and the insulation. Our field team proposes the materials and finishes, from the rough structure to the kitchen; you approve them in your portal before anything is bought. Then we buy and coordinate every trade, so each one starts when the last one is approved. Take your time before you approve: once you do, a change becomes a change order.
- 10
Interior & finishes
Drywall, kitchen, bathrooms, flooring and finishes. Once the drywall is up, a second camera goes inside, focused on the kitchen, where you'll see the biggest change.
Camera 2: the kitchen
At every phase of construction
A Certified General Contractor runs quality control and quality assurance on each phase, plus the inspections the city or county requires, before the next phase starts.
Every trade's quote is shared in your investor portal. You fund it before the work begins, and we pay the final bill only after we inspect and approve the work.
Progress photos and the live schedule in your investor portal, plus the live cameras on site. And you're always welcome to visit your build in person.
The 7-month target already includes a buffer for weather, hurricane season, rain, material shortages and trade delays. And because we charge a fixed fee, not a margin, finishing on time is in our interest too.
Stage 3 · Steps 11–12
Closing and keys: your home, and the full story of your investment
A builder hands you keys. We hand you keys and every number behind them, so you can analyze the investment and plan the next one.
- 11
Final walkthrough & punch list
We walk the finished home and list every detail that still needs fixing. Each item on the punch list is completed and checked before closing. Then we capture a 360° virtual tour of your finished home: you can walk through every room and see every finish, as many times as you want, from anywhere in the world. If you live abroad or can't make it to Florida, it's like being there. And if you'd rather walk it in person, you're welcome to.
- 12
Keys, CO + your investment report
You get the keys to your new single-story home and its Certificate of Occupancy (CO), plus your closing package, shared in your investor portal:
- Your 360° virtual tour (a private link).
- A financial report: money invested vs. projected (PDF).
- The timeline of your build: every activity with its start and end dates (PDF).
- The full history of quotes, bills, suppliers and expenses.
Your portal stays open for one month after closing, so you can review and download everything. After that, access closes, unless you're building another home with us.
With the keys and the CO, the project is fully yours: we remove our equipment from the site, including the cameras.
Fee: final 25% at keysOptional closing meeting on Zoom
Then it's your move: Rent it Sell it Live in it
How the money moves
Real cost, funded before any work starts
You never pay a builder's margin, and no one starts working until the money for that work is set aside. That protects you, the subcontractors and your build. Here's exactly how every dollar moves.
Every trade follows the same 6 steps
- We get a quote from a subcontractor or supplier we know and have verified, or their price in writing. They hold it for at least 30 days.
- We share that quote with you in your investor portal, with no markup on top.
- You fund that amount into our dedicated construction account. No funding, no green light.
- With the money in place, we give the green light and the work starts, well within the 30 days.
- We inspect and approve the work on site.
- We pay the final bill with the funds you set aside, and the record goes into your investment history.
Some trades come as materials and labor separately: for the block walls, we buy the block, lintels and rebar, and the subcontractor lays them. Others come as one price for both, like your kitchen countertops and cabinets. Either way, the rule is the same: funded first, then green light.
Plan your cash: as a guide, about 15% of the construction budget goes into the foundation, about 30% into the block walls, trusses and roof sheathing, and the remaining 55% from there to the keys. These are construction costs, separate from our fee.
Our fixed fee, in 4 milestone payments
- 25%At contract signing
- 25%When the foundation slab is poured
- 25%When the roof is sheathed (plywood on)
- 25%At keys and closing
One fixed fee, never a percentage of your build. You learn it in your first Strategy Session, and it doesn't change. Construction costs are different: they're real costs, set by the finishes you approve and by the market when each trade is quoted (lumber, block and steel can go up or down), and you see every one of them in your portal. Because our fee doesn't grow with your budget, we're on your side of every cost decision. And whatever the market does, a traditional builder pays those same prices and adds its margin on top. With us, that margin never exists, so building with Smart Builds stays the smarter choice.
The rules that protect your money
Only the quote for each trade goes in. Only the approved final bill comes out. Your 5–10% contingency stays with you, as your reserve: we never hold it or touch it.
Your funds go into a Smart Builds account used only for construction funds, separate from our own accounts and our fee. They pay approved bills on your build, nothing else.
For everyone's protection, all funds must come from a U.S. bank account in your name, or in the name of a company you own or control, verified with a letter from your bank. Living abroad? You'll need one before we start.
Permit and impact fees, surveys and utility connections can't be quoted in advance. An initial deposit, set for your project, covers them. Every payment shows in your portal, and anything left at the end is returned to you.
Your own capital or a construction loan: either works, as long as the money is ready before each trade starts. If a loan draw or a transfer is delayed, the work waits for it. Nobody runs up a debt on your build.
Your investor portal
Follow your build from anywhere, with your own investor portal
Once your project starts, you get your own investor portal with a private login. Everything about your build lives there, so you never have to chase an update, a quote or a document.
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Every quote and every bill
See each trade's quote before you fund it, and each final bill once the work is approved, with no markup. Nothing gets paid that you can't see.
-
Your financial summary
The total of your build, what has been billed so far and the balance left, always up to date, so you know where your money stands.
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A live schedule
The timeline of your build, updated when anything changes, so you always know what comes next and when.
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Progress photo gallery
Photos of every stage of your home, organized in one gallery: a visual record of your investment, from slab to keys.
-
Share documents both ways
Plans, permits, contracts and project files in one place, and you can upload your own documents for the team. You don't need to be on site to send us what we need, though you're always welcome to visit.
-
Approve changes online
If something in the project needs to change, you review it and approve it electronically. Every approval is recorded, so there are no "he said, she said" moments.
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One place to talk to the team
A direct channel with our team inside your portal, with the full history saved. Questions, answers and decisions stay in one place, not lost in emails and texts.
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On your phone, too
Open your portal on your computer or on the mobile app, and check your build in seconds wherever you are, even from another country.
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Pay online, if you prefer
You can fund your build right from the portal by bank transfer (ACH) or card. Payments must come from your verified U.S. bank account or a U.S.-issued card in your name or your company's, and may carry processing fees charged by the payment provider, not by Smart Builds.
Milestone meetings on Zoom, if you want them
A portal and a chat aren't always enough for the big moments. At every key milestone of your build (foundation slab, roof and keys) we're happy to meet with you on Zoom to show you the progress, answer your questions and listen to you. It's your choice, never an obligation: if you'd rather follow along in your portal, that works too. And whenever your build needs it, we can schedule an extra call, so you can put a face to the voice and look us in the eye, wherever you live.
Building more than one home? One login for all your projects: switch between your builds in seconds. Add the live cameras on site, and you can follow your whole investment without getting on a plane, or visit whenever you like.
Book your free virtual Strategy Session →Who does what
You make the decisions. Our construction management team does the work.
As your owner's representative, we work on your side. You keep control of the investment without having to manage permits, trades or the job site yourself.
What you do
- Set your goal: rent, sell or live in
- Have your capital or construction financing ready, in a verified U.S. bank account
- Sign the contract online
- Bring your lot, or find one with your realtor (or one we introduce you to)
- Choose your plan path and hire the engineer, yours or one we introduce you to
- Sign the permit documents online
- Approve your materials and finishes, and fund each trade before it starts
- Follow everything in your investor portal and on the site cameras, or visit in person
- Get the keys, the CO, your 360° tour and your investment report
What our team does
Your point of contact: schedule, deliverables, investor portal and site cameras.
The construction process and quality control on every phase.
Day-to-day site work, permits, subcontractors and materials.
Process questions
Questions about how the home building process works
Straight answers about your money, your decisions and what you get at each stage of your build in Southeast Florida.
Timing, costs or building from abroad? See all questions →What do I need before we start? +
A clear goal (rent, sell or live in), your capital or construction financing ready, and a U.S. bank account in your name or your company's, verified with a letter from your bank, even if you live abroad. Plus a lot, or a realtor to help you find one (yours, or an independent one we introduce you to). If you don't have house plans yet, we walk you through the three paths in your Strategy Session.
Where does my money go? +
Into a dedicated construction account at Smart Builds, separate from our own accounts and our fee. It's used only to pay approved bills on your build, and every movement shows in your investor portal. Your contingency never goes there: it stays with you.
Can the price change after you get a quote? +
Each quote, or price in writing, is held for at least 30 days, and we fund and schedule that trade within that window. What can move is the budget before quotes exist: it's an estimate based on experience and the market, and the final cost of each trade is set when it's quoted and bought. That's what your 5–10% contingency is for.
What if I change my mind during the build? +
You can, but take your time before you approve. Once you approve a material or a finish, a change becomes a change order: you cover the new cost, any material that can't be returned and any extra time it takes.
Can I visit my build in person? +
Anytime. You can follow everything online from anywhere, with your investor portal, the live cameras and optional Zoom meetings, and you're also welcome on site, like on any traditional build.
What do I get at the end? +
The keys with the Certificate of Occupancy (CO), a 360° virtual tour of your finished home, a financial report comparing what you invested with what was projected, the timeline of your build and the full history of quotes, bills, suppliers and expenses, all shared in your investor portal, which stays open for one month after closing. With the keys and the CO, the project is fully yours, and we remove our equipment from the site, including the cameras.
Step 1 takes 30 minutes. Let's start yours.
Book a free virtual Strategy Session. In a 30-minute video call we'll get to know your goal (rent, sell or live in), your capital and where you want to build, and walk you through how your build would work, stage by stage. It's a first approach with estimates: the real work on your project starts once the contract is signed.
In your free 30-minute virtual Strategy Session
- Your goal: rent, sell or live in
- Your capital or financing, and where you want to build
- Our fixed fee: the one number that's set from day one
- A first look at estimated build costs vs. a builder price
- 100% virtual: join by Zoom from anywhere