The Zero-to-Occupancy Check List

If you are thinking of building a home, you've probably wondered what steps need to be taken.  If you hire a general contractor, they'll serve as a guide through every step. If you'd like to do it yourself, this list is for you. This will give you a good idea of what you'll need to do if you are building a house yourself in Florida.  But just a heads up: Every municipality is a little different.  Also, there's a financial journey that coincides with this check list.  We'll address that separately. 

PHASE 1: PREPARATION

Land & Feasibility

  • Identify a few optional sites big enough for the sort of structure you want to build 
  • Verify zoning allows your proposed house
  • Check setbacks, height limits, and lot coverage
  • Confirm wetlands, flood zone, and conservation areas
  • Verify legal access and driveway/fire access rules
  • Confirm utilities: power, water, sewer or septic feasibility
  • Review any HOA or POA restrictions
  • All good?  Buy the land! Procure the site!
  • Order a boundary survey
  • Order a topo survey (if required)
  • Order a soil or perc test if septic is planned
  • Order a flood elevation certificate if in a flood zone

Plans & Engineering – (Mended Oak Provides House and Engineering Plans.  We offer provision or guidance for these)

  • Pick the right plan for your site.  Consider the foot-print of the house, floor plans and elevations. 
  • Have Florida compliant architectural plans prepared for your house plan
  • Have structural engineering plans prepared by a Florida licensed professional engineer (PE) - For your roof, choose truss engineering or conventional framing
  • Obtain a site plan prepared by a Florida licensed surveyor
  • Prepare MEP plans if required by the county – may need approval by a PE
  • Prepare energy forms (Manual J/S/D or Florida Energy Code) – prepared by an License PE or by a licensed HVAC professional.
  • Obtain septic design if applicable
  • Gather product approvals for windows, doors, roofing materials, soffits,  – you need this for all the products

PHASE 2: Working with the Building Department

Permitting 

  • Complete the building permit application for your local building authority
  • Complete the Florida Product Approval Sheets.  (You’ll have to work through your building plans to do this.  Consider it preparation for buying your materials and constructing the building.)
  • You may need to line up your HVAC sub-contractor here.  Some municipalities require a duct-work plan and energy form 402 to be completed at this time. They can help with that.
  • Attach all plans and supporting documents – (follow the permitting instructions carefully)
  • Submit to the county for review
  • Respond to comments or revision requests (Very common. Mended Oak can help.)
  • Pay impact fees
  • Receive the building permit
  • File the Notice of Commencement
  • Gather local information for calling in inspections.
  • Post the permit card on site – follow instructions.

PHASE 3: Construction

Site Prep

  • Clear and grub the lot
  • Install silt fence and erosion control
  • Stake the house location
  • Set up temporary power and water
  • Order a dumpster and portable toilet

Foundation

  • Excavate and form footings
  • Install rebar
  • Rough‑in underground plumbing
  • Pass footing and underground inspections
  • Prepare slab (vapor barrier, termite treatment, reinforcement)
  • Pass slab inspection
  • Pour the slab

Structural Shell

  • Frame walls and roof
  • Install trusses and bracing
  • Install sheathing
  • Install windows and doors
  • Install roof underlayment
  • Pass sheathing, strapping, framing, and dry‑in inspections

Rough‑Ins

  • Install rough electrical
  • Install rough plumbing
  • Install rough HVAC
  • Install low‑voltage wiring
  • Pass all rough inspections

Insulation & Drywall

  • Install insulation
  • Pass insulation inspection
  • Hang and finish drywall
  • Pass drywall inspection if required

Finishes

  • Complete exterior siding, stucco, and paint
  • Complete final roofing
  • Install interior trim, cabinets, and flooring
  • Install plumbing fixtures, electrical devices, HVAC equipment, water heater, and appliances
  • Pass trade final inspections

PHASE 4: COMPLETION

Final Approvals

  • Install address numbers
  • Complete final grading and drainage
  • Install sod or ground cover
  • Provide an as‑built survey
  • Provide an elevation certificate if required
  • Pass the final building inspection
  • Receive the Certificate of Occupancy
  • Convert utilities to permanent service

PHASE 5: Celebrate and Move In!!!!