WHO IS FRONT LIGHT? C O M M I T T ED TO CRAFTSMA NSHI P, F R ONT LIG HT BUILDI NG CO MPANY I S PAS SIONATE AB O U T E N V I R O N M ENTAL STEWA RDSHIP , MAS TERFULLY MAXIMI ZING SPACE, PROVI DING THE HIGH E S T Q U A L I T Y C O NSTR UCTION , AND DELIV ERING THE UL TI MATE E NERGY EFFICI ENCY IN ALL OUR H O ME S .
What makes a Front Light Building Company home truly unique is that our standard finishes (considered upgrades for most builders) are included in our base home price – and we’ ve simplified the design process for homebuyers. Front Light builds homes for individuals, couples, and families who want a refined, gracious lifestyle and appreciate the concept of “smart living.” Our open floor plans ranging from 1,800 to 3,500 square feet - promote easy, low-maintenance living while creating space for family life and entertaining. Each floor plan seamlessly integrates public/private and indoor/outdoor areas to create a home that feels spacious and intimately comfortable. A house’ s burning front light has long been a beacon calling us to home's welcome warmth and security. It is a symbol of hospitality to
OUR STORY
o ur neighbors. It illuminates a sense of community that safeguards our children and neighborhoods. Our name, Front Light Building Company, reflects our intention to be more than a builder of superior homes with the amenities homeowners today are seeking. It represents a lifestyle that retains the best of small-town life tradition, complemented by a forward-thinking vision for the future.
Passionate about being innovators in home building, the Front Light team is here to serve our clients by building dream homes and simplifying the design process so our clients have more time to enjoy the Lowcountry Lifestyle.
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THE TEAM
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THE DESIGN C L I E N T S C A N N O W V I S U A L I Z E A N D D E S I G N T H E I R H O M E S Q U I C K L Y A N D O F T E N IN JUST ONE S E S S I O N W I T H T H E H E L P O F O U R D E S I G N E X P E R TS D U R I N G A H A N D S - O N , P R O F ESSIONAL , AND FUN EXPERIENCE. We have compiled samples of nearly every finish option available for our homes, from the trim to the tile and everything in between, in our on-site design center. Our goal is to create a design-focused space that streamlines your selection-making process. We’ll be there every step to ensure your dream becomes a reality.
Our design coordinator will work with you to accomplish your desired look within your budget. Regardless of the size of your home, we will think through your new home and identify areas of focus. Together, we will help to paint the "picture" of your new home. Please note that design appointments can vary in time based on the size of your home.
(843) 380-4800 INFO@FRONTLIGHTBUILDINGCO.COM
61 SCHINGER AVE. SUITE 107 RIDGELAND, SC 29936 FRONTLIGHTBUILDINGCO.COM
PRE-CONSTRUCTION TIMELINE & PROCESS T H E P R E - C O N S T R U C T I O N P R O C E S S I S E S S E N TI A L I N P L A N N I N G A N D S C H E D U L I NG THE P REL IMINARY TASKS, INCLUDING PERMITS AND APPROVALS. These tasks are necessary to complete before we can break ground on your new front light home. Let's explore the steps that will help guide you through our process from plan development to approvals to breaking ground:
1.
PLAN DEVELOPMENT The main components of this phase include ordering your tree and topographic survey, creating a site study to ensure your home fits on your lot within the property setbacks, and continuing with floor plan adjustments. The tree and topo survey is the first step in the development of your property. They provide engineers, land planners, and architects with a starting point to design a home site. This survey usually takes about 3-4 weeks to obtain. While we are waiting on that survey, we will sign a contract directly with the architect of your choice to begin the site study and continue with interior adjustments. Depending on the scope of changes and the lead time from the architect, this process will take about 4-6 weeks.
2.
A R C H I T E C T U R A L R E V I E W B O A R D (A R B ) Once your plans are conceptually ready, the Architectural Review Board (ARB) submissions will begin. For most communities, this is a three-phase process: Conceptual, Preliminary, and Final approval. After the conceptual phase, more detailed plans and additional documents will be needed. These include plans for landscaping, exterior colors and materials, lot staking, etc. After each phase, we will then review ARB feedback and move forward with changes as needed. The focus here is the exterior of the home. The number of meetings for each community varies but overall this takes anywhere from 3-4 months to complete this step of the process.
3.
CONTRACT AND PRICING Your plans are approved at the Preliminary stage of the ARB process. After receiving approval, our team will set up an in-person or virtual meeting to review your plans in detail. Once that meeting is completed, we will begin to price your home and draft your building contract for final signature. Please note pricing takes 4-6 weeks to complete and may vary depending upon the size of your home. We will continue to work with the ARB on your final submission while simultaneously completing pricing for your home. Continued on Next Side
PLAN DEVELOPMENT
ARB
CONTRACT & PRICING
PLANS & PERMITTING
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DESIGN
PRECONSTRUCTION MEETING
61 SCHINGER AVE. SUITE 107 RIDGELAND, SC 29936 FRONTLIGHTBUILDINGCO.COM
BREAK GROUND
PRE-CONSTRUCTION TIMELINE & PROCESS 4.
STRUCTURAL PLANS AND PERMITTING We will now move forward with ordering structural plans of your home, which are needed for permitting. This process takes about four weeks. Once structural plans are received and your contract is signed, we will apply for your building permit. This takes approximately 4-5 weeks, depending on the municipality. Once the building permit is received, we will apply for the Community Building Permit. It takes approximately one week for the Architectural Review Board (ARB) to issue a Community Building Permit, which is needed before we then officially schedule your build start date.
5.
DESIGN We will schedule a time for you to come to our In House Design Center to choose your selections for your home’s exterior and interior. Design meetings can vary in time depending upon the size of your home but on average take about two days. A Design Analysis Change Order will be completed and sent to you for approval as a result of the design meeting.
6.
PRE-CONSTRUCTION MEETING This meeting is one of the most important meetings of the process. The day following your design appointment, you will return to our office to complete your pre-construction meeting. It takes approximately two hours and allows the Front Light Team to come together and discuss the specific details of your new home. Furthermore, it’s a chance to meet some of our team, including the Director of Construction, Project Manager, operations team members, and more!
WHAT'S NEXT? I T ' S O F F I C I A L L Y T I M E T O B R E A K G R O U N D O N Y O U R N EW H O M E! Q U E S T I O N S A B O U T T H E P R E - C O N S T R U C TI O N TI M E L I N E ? W E ' R E A L W A Y S H A P P Y TO HEL P ! JUST GIVE U S A C A L L ( 8 4 3 ) 3 8 0 - 4 8 0 0 O R C O N T A C T O N E O F O U R TE A M M E M B E R S D I R E C TL Y : KATIE HAZELBAKER PLANNING DEVELOPMENT COORDINATOR KatieH@frontlightbuildingco.com 843-380-4800 Ext. 720
(843) 380-4800 INFO@FRONTLIGHTBUILDINGCO.COM
KATIE THOMPSON DIR. OF SALES & PLANNING DEVELOPMENT Katie@frontlightbuildingco.com 843-380-4800 Ext. 721
61 SCHINGER AVE. SUITE 107 RIDGELAND, SC 29936 FRONTLIGHTBUILDINGCO.COM
PRE-CONSTRUCTION MEETING WHAT TO EXPECT DURING THE 'PRE-CON' MEETING This meeting is one of the most important meetings of the process. It takes approximately two hours and allows all the Front Light Team to come together to discuss the specific details of your new home. Furthermore, it’s a chance to meet some of our team including the Director of Construction, Project Manager, operations team members, and more!
THE PRE-CON PROCESS We will analyze the complete set of building plans for your home. Each plan page outlines an aspect of building your home that we need to review to ensure we are all on the same page before we break ground. The result is a “red line” set of documents we will use in the field to build your home. It is vital that we collectively ask all questions during this meeting. Once the design is considered "signed off," we do not allow changes to the selections without a fee.
INTERIOR & EXTERIOR PLANS SITE PLAN - We will ensure the placement of all structures is correct, the elevation of the house is sufficient, and discuss the drainage patterns as determined by the licensed landscape architect.
ELECTRICAL PLAN - We will walk through every interior and exterior lighting element to ensure the placement and selection of every fixture (can light, gas lamp, sconce, etc.) and floor outlet is correct.
ELEVATION PLAN - The Finished Floor Elevation (or FFE) will be reviewed as well as exterior selections for items such as roof coatings, foundation covers (i.e. tabby or brick), railing details, porch material/layout, service yard, and window locations, hose bib locations, and exterior door selections.
LANDSCAPING PLAN - We will briefly go through the landscaping plan to review the ground elements of your home site. The placement of exterior elements, such as a grill pad, firepit, etc. must be finalized during this meeting.
INTERIOR FLOORPLAN - A full interior review allows us to ‘walk through' your home room by room. We will discuss details like ceiling heights, fireplace designs, trim details, roofline impacts on a room, and door swings. This is also the time we recap and finalize design selections prior to ordering materials.
NEXT STEPS At the conclusion of this meeting, our goal is to turn around any updated pricing, or potential change orders, or provide all requested information as soon as possible. In some cases, it does take more time, but a quick turnaround is always our goal.
The next in-person meeting is the Mechanical Electrical Plumbing Walk (or Electrical Walk) and will take place onsite. At the time of this walk, your home will be framed. This walk allows you to go into further detail regarding the electrical layout of your home.
(843) 380-4800 INFO@FRONTLIGHTBUILDINGCO.COM
61 SCHINGER AVE. SUITE 107 RIDGELAND, SC 29936 FRONTLIGHTBUILDINGCO.COM
CONSTRUCTION TIMELINE & PROCESS WHERE THE RUBBER MEETS THE ROAD Now that we have moved past the pre-construction phase, let's explore the steps below that will help guide you through the rest of the construction process:
1.
B R E A K I N G G R O U N D : Lot Preparations, Clearing, & Foundation (4 - 6 Weeks) Lot preparations include staking the four corners of the lot, installation of a silt fence around the lot perimeter, shaker pad installation, and providing tree protection as needed. We then have trees marked for removal. We begin moving dirt after the arborist has completed the tree removals and stump grinding. Grading the lot as specified by the landscape architect's Landscape and Grading plan is vital for proper drainage and long-term foundation preservation. The importance of proper foundation preparation cannot be emphasized enough. Building foundations keep out moisture, insulate against extreme weather, and resist the earth's movement around it. We analyze soil conditions, water tables, and ensure the quality of backfill is sufficient prior to seting forms and pouring concrete that will forever support your home's structure.
2.
F R A M I N G & R O O F I N G : Going Vertical (Approx. 7 - 8 Weeks) This stage is commonly referred to as "going vertical." We start with the first level of subfloor and then construct and erect the walls. Doors and windows are framed into the structure of each wall and headers are installed to provide proper support. At this time, framing details such as blocking for wall-hung appliances or support for a porch swing are installed for ease of installation later in the construction timeline. Lastly, the roof structure is completed which allows the next steps to begin.
3.
R O U G H - I N S & E L E C T R I C A L : Mechanical, Electrical & Plumbing (Approx. 4 - 6 Weeks) Everything behind the walls is installed during this stage of the process. The home's major systems are placed such as plumbing, electrical, and the HVAC ventilation system. Lines and drains are established to ensure each system has the appropriate infrastructure to work properly. ***The first of three in-person site walks take place during this stage. We will review the placement of all of your outlets, switches, light fixtures, and plumbing during the MEP (Mechanical, Electrical, Plumbing) walk as prepared from your redline plan.
CONSTRUCTION PROCESS AT A GLANCE BREAK GROUND
FRAMING
ROUGH-INS & ELECTRICAL
MEP WALK
INTERIOR CONSTRUCTION
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TRIM WALK
INTERIOR FINISHES
FINAL CONSTRUCTION
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CONSTRUCTION TIMELINE & PROCESS 4.
I N T E R I O R C O N S T R U C T I O N Drywall, Prime, & Textures (Approx. 10 - 12 Weeks) This is the part of the construction process where it gets easier to envision your dream home as a final product. Overall, the internal shell of the home transforms into a useful living space. The home's insulation is put into place. Drywall is hung and primed. Then, we start to add texture with door and window encasements. ***The trim walk is the second of three in-person site walks during the build. During this walk, you will meet with your Front Light team to review the layouts of all of your closets, drop zones, shelving, and accent walls.
5.
T R I M & F I N I S H E S Flooring, Cabinetry, & Finishing Touches You will start to see your personality shine in your home because major interior features and design selections will be installed at this stage. Larger trim features such as ceiling beams, ship lap, board-and-baton dramatically enhance wall-to-ceiling and room transitions. Flooring and cabinetry choices showcase your style along with door/cabinet hardware and paint selections. At this point, we can install appliances and lighting fixtures and watch it 'come together.'
6.
F I N A L C O N S T R U C T I O N The Punch List We can see the finish line! We are at the final phase of the build once your home is approximately 95-98% complete. Common items we check for at this stage are fully functioning appliances, cabinet drawers and doors open/close smoothly, lights and outlets are fully functioning, and paint and texture touch-ups. ***The third and final site walk takes place approximately 2-3 weeks prior to closing. Your site manager will schedule the punch walk. During this walk, you will meet with the Front Light Team to define any outstanding punch list items that need to be addressed before moving into your home.
...AND FINALLY
MOVING DAY!
(843) 380-4800 INFO@FRONTLIGHTBUILDINGCO.COM
61 SCHINGER AVE. SUITE 107 RIDGELAND, SC 29936 FRONTLIGHTBUILDINGCO.COM
MEP WALK: WHAT TO EXPECT WHAT TO EXPECT DURING THE MEP WALK During this meeting, you will walk your home with your Project Manager, Director of Construction, Electrician, Designer, and Operations Specialist. The team will work with you to review the locations of your electrical outlets (to code), light switches, under-cabinet lighting, can lighting, light fixtures, ceiling fans, and pendants.
IN PREPARATION FOR THE MEP WALK Your Project Manager will post the cabinet layouts, lighting images, plumbing images, and appliances in their respective locations. The electrician will lead the meeting and walk the group through the home while actively reviewing your electrical selections and placements. Please allow for approximately one to one and a half hours for this walk. If you have requested to have the audio visual (AV) team present at your MEP walk to review the details of AV installation, the AV team will meet with you after the MEP walk. The AV team will discuss your TV locations, Wi-Fi placement, security cameras, and speaker options. AV equipment may be purchased through the AV team (AV Solutions). The AV team will also pre-wire access points in the ceiling for expanded Wi-Fi coverage. Please allow at least thirty minutes to one hour for the AV portion of the walk. Depending on the timing of your walk, you may notice gray boxes/switches and outlets/blue boxes in the walls but not completed.
WHAT'S NEXT Within two weeks, you will receive rough electrical and AV changes in the form of a Change Order for your approval. Once the change order is approved, we can then rough in the electrical and AV additions. You will receive a revised quote through Builder Trend. Should there be additional AV, the AV team will send a separate quote, and the additional amount will be noted in the change order. Your Project Manager will reach out to you to schedule our next meeting within three to four months. This next meeting is called the Trim Walk. The estimated timeline varies based on the size of the home.
(843) 380-4800 INFO@FRONTLIGHTBUILDINGCO.COM
61 SCHINGER AVE. SUITE 107 RIDGELAND, SC 29936 FRONTLIGHTBUILDINGCO.COM
TRIM WALK: WHAT TO EXPECT WHAT TO EXPECT DURING THE TRIM WALK During this walk, you will meet with the Director of Construction, Designer, and your Project Manager to review the locations of your accent walls, site-built shelves, ceiling details, and drop zone. We will also decide on your closet layouts in terms of single or double-hanging rods, and shelving. This walk is fun as your home is really starting to come together and look like a real home! During this walk, we will mark directly on the walls (before painting) making any notes and details needed for the team. The Project Manager will also take photos and make official notes of these details. Marks and notes will be based on the redline plans we have marked up during the Pre-Construction Meeting and as noted on your selection sheet. This meeting will occur once we have completed the MEP walk and the house has hanging sheetrock. If you have already requested, a landscaper may also be present at the end of the Trim Walk to review your landscape plan in detail.
THINGS TO KEEP IN MIND If you make any changes or additions, our Operations Specialist will reach out to you and prepare a change order with estimated pricing for the change(s). Please note any exterior changes such as landscaping, fencing, fire pits, etc. will require plan revisions by the architect. More importantly, changes will also require the plans to be resubmitted for new approval by your community's Architectural Review Board (ARB). There are fees associated with the architect for plan revisions and fees for re-submitting plans to the ARB even if you decide to not move forward with the changes.
WHAT'S NEXT? AFTER WE COMPLETE THE TRIM WALK, WE WILL THEN SCHEDULE OUR NEXT MEETING WHERE THE HOME WILL BE 98% COMPLETED. THE NEXT MEETING IS CALLED THE "PUNCH WALK."
(843) 380-4800 INFO@FRONTLIGHTBUILDINGCO.COM
61 SCHINGER AVE. SUITE 107 RIDGELAND, SC 29936 FRONTLIGHTBUILDINGCO.COM
WARRANTY PROCESS FOR HOMEOWNERS FRON T LI G HT P ART NERS WI TH 2 -10 H O ME B UY E R S W A R R ANTY, THE NA TI ON ’S L E AD I NG PRO V I DE R O F S TRU C T U RA L WA R R A NTIES. T h i s w a r r a n ty wi l l co ver: O ne - yea r workm a nship su r ety c overa ge T w o - y e ar distribu tion syst ems surety cov erage T e n - y e ar, insura n ce- back ed s tructura l coverag e. Fr o n t Li g ht Bu ild in g C o. m an age s al l one -year w orkm ans hip wa rra nty r e q ue s ts t hrou gh our warr an ty d epartme nt.
PRE-CLOSING ORIENTATION WALK-THROUGH The warranty team will walk your home with you. You will go through each room with an assurance checklist.
30-DAY & 11-MONTH WARRANTY PROCESS You will receive a letter from the warranty department Front Light Building Co. a week before your warranty anniversary (30 Day and 11 month).
EMERGENCIES If you experience an emergency warranty-related situation such as no hot water, total loss of electricity, or complete lack of heating or cooling, please notify the FLWS team and then reach out directly to the appropriate contractor.
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