Owner-Builder Checklists: Your Complete Project Guide

As an owner-builder, staying organized is critical to your success. These comprehensive checklists will help you track every phase of your construction project, ensuring nothing falls through the cracks. Each checklist is designed to be printable and can serve as your daily reference throughout the build.

Pre-Construction Checklist

Before breaking ground, complete these essential preparation steps:

Financial Preparation

• [ ] Complete detailed project budget with 15-20% contingency
• [ ] Secure construction financing or verify available funds
• [ ] Open dedicated construction checking account
• [ ] Set up accounting system for expense tracking
• [ ] Obtain builder's risk insurance quote
• [ ] Review and understand loan draw schedule (if applicable)
• [ ] Create cash flow projection for entire project
• [ ] Set aside funds for first 60 days of expenses

Legal and Administrative

• [ ] Purchase property or verify ownership
• [ ] Conduct title search and obtain title insurance
• [ ] Review property deed and verify boundaries
• [ ] Check for easements, covenants, or restrictions
• [ ] Apply for owner-builder permit (if required in your jurisdiction)
• [ ] Research and understand local building codes
• [ ] Identify required permits and application processes
• [ ] Meet with building department to discuss project scope
• [ ] Establish legal business entity (LLC) if recommended
• [ ] Obtain federal EIN for tax purposes

Site Preparation

• [ ] Commission professional land survey
• [ ] Conduct soil test and geotechnical analysis
• [ ] Arrange for perc test (if septic system required)
• [ ] Verify utility availability (water, electric, gas, sewer)
• [ ] Obtain utility easement agreements if needed
• [ ] Clear site access path for construction vehicles
• [ ] Set up temporary construction power
• [ ] Arrange for portable toilet rental
• [ ] Secure site with temporary fencing if required
• [ ] Post required signage (permit, contact information)

Design and Planning

• [ ] Finalize architectural plans and specifications
• [ ] Obtain engineer-stamped structural drawings
• [ ] Create detailed material takeoff list
• [ ] Select all major finishes and fixtures
• [ ] Verify all products are available (check lead times)
• [ ] Create master construction schedule
• [ ] Identify critical path items
• [ ] Plan material delivery schedule
• [ ] Arrange for plan storage and job site access

Permit Application Checklist

Submitting a complete permit application prevents costly delays:

Required Documentation

• [ ] Completed permit application form
• [ ] Complete set of architectural plans (typically 3-5 copies)
• [ ] Structural engineering drawings with engineer's seal
• [ ] Site plan showing property boundaries and building placement
• [ ] Foundation plan with details
• [ ] Floor plans for all levels
• [ ] Roof framing plan
• [ ] Electrical plan showing panel, outlets, and fixtures
• [ ] Plumbing plan showing fixtures and drain/vent system
• [ ] HVAC plan showing equipment and ductwork
• [ ] Energy calculations and compliance forms
• [ ] Erosion control plan (if required)
• [ ] Stormwater management plan (if required)

Supporting Materials

• [ ] Property survey
• [ ] Soils report
• [ ] Septic design (if applicable)
• [ ] Well location and documentation (if applicable)
• [ ] HOA approval letter (if applicable)
• [ ] Proof of property ownership
• [ ] Owner-builder affidavit
• [ ] Builder's risk insurance certificate
• [ ] Workers compensation exemption or certificate
• [ ] Copy of contractor's license (if using GC)

Fees and Deposits

• [ ] Building permit fees (calculate based on valuation)
• [ ] Plan review fees
• [ ] Impact fees
• [ ] Water/sewer tap fees
• [ ] Inspection fees
• [ ] Erosion control bond (if required)

Inspection Preparation Checklists

Foundation Inspection

Schedule 24-48 hours before concrete pour

• [ ] Excavation complete to specified depth
• [ ] Forms properly braced and level
• [ ] Rebar properly sized, spaced, and tied
• [ ] Rebar chairs maintaining proper coverage
• [ ] Anchor bolts positioned per plan
• [ ] Plumbing under-slab rough-in complete
• [ ] Under-slab electrical conduits installed
• [ ] Termite treatment completed (if required)
• [ ] Vapor barrier installed per specifications
• [ ] Gravel base compacted to specified depth
• [ ] Clean forms free of debris
• [ ] Job site permit posted and accessible
• [ ] Approved plans on site for inspector reference

Framing Inspection

Schedule when rough framing is complete

• [ ] All wall framing plumb and square
• [ ] Proper header sizes over openings
• [ ] Correct stud spacing (typically 16" or 24" OC)
• [ ] Proper blocking for cabinets, grab bars, etc.
• [ ] Roof framing matches approved plans
• [ ] Proper rafter/truss spacing
• [ ] Hurricane ties or seismic clips installed (if required)
• [ ] Shear walls properly nailed
• [ ] Beam connections secure with appropriate hardware
• [ ] Fire blocking installed in walls
• [ ] Proper ventilation installed (ridge vent, soffit vents)
• [ ] Structural changes marked and noted
• [ ] Engineering details followed precisely

Rough Plumbing Inspection

Before covering any plumbing

• [ ] All drain lines properly sloped (1/4" per foot minimum)
• [ ] Proper vent sizing and routing
• [ ] All connections glued and secure
• [ ] Water lines pressure tested (typically 24 hours at 100 PSI)
• [ ] Drain-waste-vent system tested
• [ ] Gas lines pressure tested (if applicable)
• [ ] Proper pipe hangers and support
• [ ] Correct pipe materials per code
• [ ] Shower pans tested and approved
• [ ] Bathtub overflows properly installed
• [ ] Access panels provided where required
• [ ] Fixture locations match approved plans

Rough Electrical Inspection

Before insulation and drywall

• [ ] Service panel properly sized and installed
• [ ] Main disconnect accessible and labeled
• [ ] All circuits properly sized for loads
• [ ] Correct wire gauge for each circuit
• [ ] Proper stapling and protection of cables
• [ ] Boxes securely mounted at correct height
• [ ] GFCI protection in required locations
• [ ] AFCI protection in required locations
• [ ] Smoke detector locations marked
• [ ] CO detector locations marked
• [ ] Proper grounding and bonding
• [ ] Correct clearances around panel
• [ ] Recessed light IC ratings verified

Rough HVAC Inspection

Before covering ductwork

• [ ] Equipment properly sized per load calculation
• [ ] Ductwork properly sized and sealed
• [ ] Proper slope on condensate lines
• [ ] Return air properly sized
• [ ] Combustion air provided (if required)
• [ ] Proper clearances around equipment
• [ ] Vent terminations properly located
• [ ] Refrigerant lines properly supported
• [ ] Ductwork insulation meets code requirements
• [ ] Register locations match plans

Insulation Inspection

Before drywall installation

• [ ] Correct R-value for climate zone
• [ ] Complete coverage in all exterior walls
• [ ] Proper installation around electrical boxes
• [ ] No gaps or compression
• [ ] Vapor barrier properly installed (if required)
• [ ] Proper ventilation baffles in attic
• [ ] Rim joist insulation complete
• [ ] Can light clearances maintained
• [ ] Attic access insulated

Final Inspection

Before certificate of occupancy

• [ ] All finish work complete
• [ ] Electrical panel labeled
• [ ] All plumbing fixtures operational
• [ ] All electrical fixtures and devices working
• [ ] HVAC system operational
• [ ] Smoke detectors installed and tested
• [ ] CO detectors installed and tested
• [ ] Handrails and guardrails complete and secure
• [ ] Tempered glass where required
• [ ] Proper egress from all bedrooms
• [ ] Address numbers visible from street
• [ ] Grading complete and sloped away from foundation
• [ ] Final site cleanup complete
• [ ] All required documentation available

Material Ordering Checklist

Phase-Based Ordering Schedule

Foundation Phase

• [ ] Concrete (order 3-5 days before pour)
• [ ] Rebar and wire mesh
• [ ] Anchor bolts and hold-downs
• [ ] Vapor barrier
• [ ] Drainage materials
• [ ] Waterproofing materials
• [ ] Insulation for foundation walls
• [ ] Form materials or rentals confirmed

Framing Phase

• [ ] Lumber package (order 1-2 weeks ahead)
• [ ] Engineered lumber (LVL, I-joists) - longer lead time
• [ ] Sheathing (OSB or plywood)
• [ ] House wrap or building paper
• [ ] Windows and exterior doors (8-12 weeks for custom)
• [ ] Structural hardware (joist hangers, hurricane ties)
• [ ] Fasteners (nails, screws, construction adhesive)
• [ ] Subflooring
• [ ] Glue-lam beams or steel beams (if applicable)

Exterior Phase

• [ ] Roofing materials (shingles, underlayment, drip edge)
• [ ] Siding materials
• [ ] Exterior trim
• [ ] Flashing materials
• [ ] Caulking and sealants
• [ ] Gutters and downspouts
• [ ] Exterior paint or stain

Rough-In Phase

• [ ] Plumbing fixtures and fittings
• [ ] Electrical wire and boxes
• [ ] Electrical panel and breakers
• [ ] HVAC equipment (6-8 weeks for custom)
• [ ] Ductwork materials
• [ ] PEX or copper pipe
• [ ] DWV pipes and fittings
• [ ] Gas lines and fittings

Insulation and Drywall Phase

• [ ] Insulation (batts or blown)
• [ ] Drywall sheets
• [ ] Drywall mud and tape
• [ ] Corner bead
• [ ] Acoustic sealant
• [ ] Primer

Interior Finish Phase

• [ ] Interior doors and hardware
• [ ] Interior trim and molding
• [ ] Cabinets (8-12 weeks custom, 4-6 weeks semi-custom)
• [ ] Countertops (template after cabinets installed)
• [ ] Flooring materials
• [ ] Interior paint
• [ ] Light fixtures
• [ ] Plumbing fixtures
• [ ] Appliances
• [ ] Hardware and accessories

Subcontractor Hiring Checklist

For each subcontractor you hire, verify:

Initial Vetting

• [ ] Valid contractor's license (verify with state board)
• [ ] Current general liability insurance ($1M minimum)
• [ ] Workers compensation insurance or exemption
• [ ] Business license and tax ID
• [ ] At least 3 recent references from similar projects
• [ ] Examples of completed work (photos or site visits)
• [ ] Financial stability (credit check for large projects)
• [ ] No major complaints with Better Business Bureau
• [ ] Clear scope of work discussion

Contract Phase

• [ ] Written contract or work agreement
• [ ] Detailed scope of work attached
• [ ] Specified materials and quality standards
• [ ] Clear timeline with milestones
• [ ] Payment schedule tied to completion
• [ ] Lien waiver procedures established
• [ ] Change order process defined
• [ ] Warranty terms specified
• [ ] Insurance certificates provided and verified
• [ ] Permits responsibilities clarified
• [ ] Cleanup expectations documented
• [ ] Dispute resolution process outlined

During Work

• [ ] Signed contract and deposit paid
• [ ] Job site access and security discussed
• [ ] Delivery and storage areas designated
• [ ] Daily work hours agreed upon
• [ ] Site condition documentation (before photos)
• [ ] Regular progress check-ins scheduled
• [ ] Payment draws tied to completed milestones
• [ ] Conditional lien waivers collected with each payment
• [ ] Change orders documented in writing before execution
• [ ] Quality checkpoints completed

Work Completion

• [ ] Final walkthrough completed
• [ ] Punch list items documented
• [ ] All punch list items completed
• [ ] Final payment processed
• [ ] Unconditional lien waiver received
• [ ] Warranty documentation received
• [ ] Permits closed (if sub pulled permits)
• [ ] Final photos taken
• [ ] After-action review completed

Final Walkthrough Checklist

Complete this comprehensive inspection before your final building department walkthrough:

Exterior

• [ ] Roof properly installed, no visible defects
• [ ] Gutters and downspouts attached and functional
• [ ] Siding complete with no gaps or damage
• [ ] Exterior trim caulked and painted
• [ ] All windows properly installed and operational
• [ ] Window screens installed
• [ ] Exterior doors hang properly and lock securely
• [ ] Weather stripping intact on all doors
• [ ] Grading slopes away from foundation (minimum 6")
• [ ] Yard cleaned of construction debris
• [ ] Driveway and walkways complete
• [ ] Exterior lights installed and operational
• [ ] House numbers installed and visible
• [ ] Mailbox installed
• [ ] Landscaping complete per plan

Foundation and Structure

• [ ] No visible foundation cracks
• [ ] Basement or crawlspace dry
• [ ] No signs of water intrusion
• [ ] Sump pump operational (if installed)
• [ ] Floors level throughout house
• [ ] No squeaky or bouncy floors
• [ ] Stairs secure with proper handrails
• [ ] All structural elements properly installed

Interior Walls and Ceilings

• [ ] Drywall smooth with no cracks or nail pops
• [ ] Paint complete and uniform
• [ ] Trim installed and caulked
• [ ] No gaps at floor or ceiling
• [ ] Crown molding secure (if installed)
• [ ] Baseboards secure and painted
• [ ] Door casings properly installed

Doors

• [ ] All doors open and close smoothly
• [ ] No sticking or binding
• [ ] Hardware properly installed
• [ ] Locks function properly
• [ ] Door stops installed
• [ ] Proper clearance at floor
• [ ] Hinges tight and properly aligned

Windows

• [ ] All windows open and close smoothly
• [ ] Locks function properly
• [ ] No broken seals or fogging
• [ ] Screens installed and intact
• [ ] Sills properly sloped for drainage
• [ ] Trim properly caulked

Flooring

• [ ] Hardwood properly finished with no gaps
• [ ] Tile properly grouted with no cracks
• [ ] Carpet properly stretched and seamed
• [ ] Vinyl properly adhered with no bubbles
• [ ] Transitions properly installed
• [ ] Floor registers installed and flush

Kitchen

• [ ] All cabinets properly installed and level
• [ ] Cabinet doors and drawers open smoothly
• [ ] Hardware installed and secure
• [ ] Countertops properly installed and sealed
• [ ] Backsplash complete and grouted
• [ ] Sink properly installed with no leaks
• [ ] Faucet functions properly, no leaks
• [ ] Garbage disposal operational
• [ ] Dishwasher runs through complete cycle
• [ ] Range/cooktop operational
• [ ] Range hood vented and operational
• [ ] Refrigerator space proper size with connections
• [ ] Lighting installed and functional
• [ ] GFCI outlets tested and working

Bathrooms

• [ ] Vanities properly installed and level
• [ ] Countertops properly sealed
• [ ] Sinks drain properly with no leaks
• [ ] Faucets function properly
• [ ] Toilets flush properly and don't run
• [ ] Toilets properly sealed at floor
• [ ] Tub/shower drains properly
• [ ] Shower door installed and seals properly
• [ ] Tile properly grouted and sealed
• [ ] Caulking complete around tub/shower
• [ ] Exhaust fan operational and vented outside
• [ ] GFCI outlets tested and working
• [ ] Proper water pressure at all fixtures

Electrical

• [ ] All outlets operational (test with tester)
• [ ] All switches control proper fixtures
• [ ] Panel properly labeled
• [ ] GFCI outlets test properly
• [ ] AFCI breakers function properly
• [ ] All light fixtures installed and operational
• [ ] Ceiling fans operational with no wobble
• [ ] Doorbell functional
• [ ] Smoke detectors installed and tested
• [ ] CO detectors installed and tested
• [ ] Proper number of outlets per room

Plumbing

• [ ] No visible leaks anywhere
• [ ] Proper water pressure throughout
• [ ] Hot water at all fixtures
• [ ] All drains flow freely
• [ ] No slow drains
• [ ] Water heater operational
• [ ] Shut-off valves at all fixtures
• [ ] Main water shut-off accessible and labeled
• [ ] Hose bibs operational
• [ ] Washing machine connections complete

HVAC

• [ ] System heating properly
• [ ] System cooling properly
• [ ] Even temperature throughout house
• [ ] Thermostat functioning properly
• [ ] Registers in all rooms
• [ ] Air filter installed
• [ ] Fresh air intake functioning
• [ ] No unusual noises from system
• [ ] Condensate drain flowing properly

Miscellaneous

• [ ] Attic access properly installed
• [ ] Attic properly ventilated
• [ ] Garage door operational and safe
• [ ] Garage door opener installed and programmed
• [ ] All closet shelving installed
• [ ] Fireplace operational (if applicable)
• [ ] All appliances have manuals
• [ ] All warranties collected
• [ ] As-built plans updated and organized

Using These Checklists Effectively

Print and Organize

Print each relevant checklist and keep them in a job site binder. As you complete items, check them off and note the date. This documentation proves invaluable for:

• Tracking progress
• Identifying delays early
• Preparing for inspections
• Resolving disputes
• Creating your project record

Customize for Your Project

These checklists are comprehensive starting points. Add items specific to your project, local code requirements, or personal preferences. Remove items that don't apply to keep the lists manageable.

Schedule Regular Reviews

Review applicable checklists weekly during project planning and daily during active construction. This habit prevents surprises and keeps you ahead of the next phase.

Need Help Staying Organized?

Managing an owner-builder project requires careful attention to hundreds of details. Our consulting services can help you:

• Create customized checklists for your specific project
• Develop detailed project schedules
• Review your progress and identify potential issues
• Prepare for inspections
• Coordinate subcontractor scheduling

to ensure your project stays on track from start to finish.

Related Resources

• Essential Templates and Forms - Downloadable contract templates and forms
• Building Permit Guide - Step-by-step permit application help
• Inspection Guide - Detailed inspection preparation guides
• Project Planning - Create your comprehensive project plan
• Recommended Tools - Apps and software to stay organized