As a REALTOR®, partnering with builders can feel daunting, but Coastal Contracting is here to make it seamless. A veteranowned custom builder with 12+ years on the Mississippi Gulf Coast, we’re committed to crafting personalized, quality homes that meet each client’s lifestyle.
We truly value REALTORS and respect the dedication and expertise you bring to your clients. This guide offers insights into our building process, highlighting how Stephen Carlson and Coastal Contracting simplify the journey. With one convenient location for design selections and a tailored approach, we’re here to support you in guiding clients from concept to completion.
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At Coastal Contracting, we are a solution-based builder who loves working with realtors and recognize their vital role in connecting clients with their dream homes. To show our appreciation and support your success, here are three exciting ways you can benefit by partnering with us:
Bring a Client with a New Lot – When you introduce a client who’s ready to build with a lot purchase, you’ll be involved from the ground up, with the opportunity to earn 2.5% commission on the project.
Know someone ready to build on their lot? Simply refer them to Coastal Contracting, and when they choose us to bring their vision to life, we’ll reward you with a generous gift card as a thank-you for the connection.
If you know someone looking to renovate or add on to their existing home, refer them to our team. As a thankyou for connecting us, we’ll send you a gift card on behalf of Coastal Contracting.
Our goal aligns with yours: HAPPY HOMEOWNERS.
To support you in reaching this goal, we've created this guide packed with information to help keep your buyers informed and well-equipped. Inside, you’ll find insights on the building process, industry terminology, and more. Keep it handy for easy access to essential info that will streamline your sales experience and build buyer confidence.
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In a world of constant sales pitches, what truly stands out is making clients feel seen, heard, and valued. By asking genuine questions, we shift from simply selling to building meaningful connections, fostering trust, and prioritizing their needs. This client-first approach lays the groundwork for lasting relationships, often leading to referrals and loyalty. Let’s make the home-buying experience unforgettable by focusing on what truly matters to them. See Susie’s examples below:
INTRODUCTION
Hi there! I'm here to make your home-buying journey as smooth and enjoyable as possible. As your REALTOR, my top priority is finding a home that truly fits your lifestyle and meets all your needs. To help me do that, I'd love for you to answer a few quick questions. Your responses will guide me in narrowing down options and ensuring we focus on homes that are just right for you. Let's get started!
HOME FEATURES AND AMENITIES
1. When would you like to be in your home?
Do you prefer an older home, a newer home, or a brand-new home?
2. Do you need specific spaces for your family, like a home office or a yard for pets?
3. How many bedrooms and bathrooms are ideal for you?
4. Are you open to doing some work on the home, or do you need something move-in ready?
5. Are there community amenities I should include in your search?
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6. Do any rooms need a specific size to fit your furniture, exercise equipment, etc.?
FINANCIAL QUESTIONS
What is your price range?
1. Does that include a budget for improvements or updates on a home? 2. Do you have a monthly payment range in mind? 3. Have you been pre-approved by a lender? If so, could you share their contact details?
REAL ESTATE EXPERIENCE AND FUTURE PLANS
4. Is this your first time buying a home? 1. How long do you plan to stay in this home before moving again? 2. Will this be your primary residence, a vacation home, or an investment property?
3. Do you have any questions or concerns about the home-buying process that you’d like to discuss? 4.
Description: Custom builders focus on unique homes tailored to the specific needs and preferences of individual clients. They generally build on land owned by the client.
Personalized Design: Custom homes allow buyers to tailor every detail to their style and needs, from a gourmet kitchen to a smart, eco-friendly setup.
Quality Craftsmanship: Custom builders prioritize quality, working closely with buyers to ensure each detail meets high standards, resulting in a durable, beautiful home.
Unique Locations: Build in your client’s ideal setting, whether on acreage, waterfront or in a community, to match their lifestyle.
Energy Efficiency: Incorporate efficient insulation, HVAC, and sustainable materials to save on energy costs and reduce environmental impact.
Future-Proofing: Flexible designs allow the home to adapt to future needs, from family growth to aging in place.
Description: Build in volume, typically using standardized plans. They build on a larger scale, often building entire communities or subdivisions.
Characteristics: They offer a limited selection of home designs and features, which helps keep costs down and speeds up the construction process. Buyers may be able to choose from a set of predefined options and upgrades, or builders may only offer “spec” homes.
Cost-Effective: Production homes are typically more affordable than custom builds, thanks to bulk material purchases and streamlined construction.
Quick Move-In: Production homes are often ready or near completion, allowing for a faster move-in.
Predictability: Buyers know what to expect; model homes showcase the final look, ensuring no surprises.
Established Communities: Production homes are sometimes in neighborhoods with amenities like parks and pools, fostering community and social connections.
Streamlined Process: Builders handle permits, design, and construction, making the process easy and hassle-free for buyers looking for simplicity.
Description: Semi-custom builders offer a middle ground between production and custom builders. They start with a standard set of plans but allow for modifications to suit the buyer's preferences.
Characteristics: Buyers can make significant alterations to the base design, such as changing floor plans, selecting different finishes, and
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Let's get started with some essential tips to help you succeed in selling new construction homes:
Know The Builders: Make sure you know details about the homes and builders. From floor plans to finishes, your buyers will find you invaluable when you create a shortlist of builders, communities and plans. (See The Interview Below)
Stay Updated: Stay tuned to the latest incentives, interest rates and move-in ready homes.
Build Relationships: Networking goes beyond just finding clients; it's also important to establish strong connections with New Home Sales Specialists. Let them work for you, too!
What type of builder are you, custom, production or semi-custom?
1. What makes your homes unique? 2. How much customization do you offer? 3. What price range do you usually build in? 4. What types of incentives do you offer and how do I get notified? 5. How long does it take to build a new home? 6. Do you have any move-in-ready inventory and if so, how do I get on your list to contact as soon as one hits the market?
7. Do you cover closing costs? 8. What type of warranty do you provide? 9. What is your registration process for Realtors? 10. Can I see a home under construction? 11.
Help buyers understand the building process while providing updates. This helps strengthen your bond opening the door for referrals and perhaps future resale.
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OUR APPROACH
We guide clients through a seamless homebuilding journey, starting with a consultation our “gathering phase” where they can bring custom plans, select from our Emerald Series, or design from scratch. Clients then work closely with Susie, our New Home Specialist with over ten years of design experience on the Mississippi Gulf Coast, enjoying a hands-on selection process at our Design Showroom.
KEY FEATURES
Homes built by Coastal Contracting are crafted to reflect each client’s unique needs and design style, resulting in a one-of-a-kind home. We prioritize high-end finishes, energyefficient designs, and seamless layouts that enhance both functionality and aesthetics, ensuring every detail aligns with your vision for a beautifully personalized, enduring home.
DIFFERENTIATORS
Our clients work directly with licensed builder Stephen Carlson and New Home Specialist Susie Siemiontkowski, ensuring they get personalized service with every step of the process. This dynamic combination of experience in building and design bring an extra level of expertise to every job site visit.
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Attendance w/Client
Building Process
Invoicing/Payments
Info/Project Site Visits
Client
REALTOR EDITION
A design center appointment with Susie Siemiontkowski means more than just selecting finishes; it's about bringing your client’s vision to life. With over 10 years of experience designing homes along the Mississippi Gulf Coast, Susie’s keen eye for design and attention to detail ensure that every aspect of a buyer’s home, from budget to personal style, is carefully considered. She invites your clients to bring their favorite picture for inspiration, challenging us to see how it can be transformed with your personal touch. With Susie’s guidance, you'll help your clients create a home they look forward to coming back to every day.
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KEEPING YOU “IN THE KNOW”
PERMITS
Before any construction can begin, the city or county must approve the design and issue permits.
EXCAVATION/FOUNDATION PREP
Clear trees and the ground leveled.
ROUGH-IN PLUMBING
Forms are placed, and plumbing drains and pipes are installed.
FOUNDATION POUR
Most homes are built on a slab or chain wall on the coast. There is a curing period for this to set up, and no work will be done during this time.
FRAMING
The shell goes up next (walls and roof). Plywood or oriented strand board (OSB-Engineered particle board) is used for the exterior walls and roof.
ROOFING & WINDOWS INSTALLED
Once the framing is complete, the roof is installed. In our area, the preferred materials are metal or shingles. Windows and doors are installed, and a house wrap is added to stop water from seeping into the home.
PLUMBING, ELECTRICAL AND HVAC INSTALLED
Homes typically have insulation in all exterior walls, attic, and floors located above a basement or a crawl space. The builder will likely use blanket, loose-fill and blown-in insulation for energy efficiency.
INSULATION
Contractors will begin installing ductwork for the heating, ventilation, and air conditioning (HVAC) system. Plumbers and electricians start putting pipes and wires into the interior walls, including receptacles and outlets.
KEEPING YOU “IN THE KNOW”
INSTALL DRYWALL AND EXTERIOR FINISHES
Once the electric and plumbing are installed behind the walls, the drywall goes up with a coat of primer paint. Brick, stone, stucco, or siding are installed on the exterior.
INTERIOR TRIM AND EXTERIOR WALKWAYS
The next step is to install trim such as baseboards, moldings, doors and door casings. Cabinets and vanities will also be installed. Outside, the driveway is formed along with walkways.
FLOORS, COUNTERTOPS, AND EXTERIOR WORK NEARLY COMPLETE
Flooring go in next as well as countertops and other tile work. If you’re having carpet installed (by request only as we do not add carpet), that will be done later. Outside, your yard will be prepared for drainage and landscaping.
MECHANICAL WORK COMPLETED; FIXTURES INSTALLED
Light fixtures, outlets, switch plates, and HVAC are installed, along with sinks, faucets, and toilets.
WALK-THROUGH/PRESENTATION OF THE HOME
Typically done with the Project Manager who will walk you through the home and explain how to use items and warranty procedures should any arise. This is EXCITING and I highly recommend being there if possible.
MOVING DAY
KEEPING YOU “IN THE KNOW”
Base Flood Elevation (BFE): This is the height that floodwaters are expected to reach during a major flood, which has a 1% chance of happening each year.
Elevation Certificate: This document shows the height of a building’s lowest floor compared to the BFE. FEMA and the National Flood Insurance Program (NFIP) use it to determine flood insurance rates, enforce building rules, and find ways to reduce flood risks.
Floodway: This is the main path of a river or stream, plus the land around it that needs to stay clear. Keeping it open helps water flow away during floods without raising water levels by more than one foot.
Lowest Floor: This is the lowest level of a building that’s enclosed. However, unfinished areas meant only for parking, entry, or storage, and built to resist floods aren’t counted as the lowest floor as long as they meet flood protection rules.
While the chance of flooding is lower, it’s not eliminated. Flood insurance isn’t required by federal law in these areas but is still recommended. On flood maps, these areas are marked with zones that start with B, C, or X.
ZONE X (SHADED)
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X (Shaded): Areas with a moderate flood risk, typically located between the 100-year and 500-year flood zones, meaning a 0.2% chance of flooding each year.
ZONE C & X (UNSHADED)
C and X (Unshaded): Areas with minimal flood risk, usually above the 500-year flood level. Zone C may have minor drainage issues, while Zone X is considered outside the 500year flood zone and protected from a 100-year flood.
Wetlands are a combination of water and land. It happens when the area is wet enough, and plants and animals have adapted to the conditions. Some of the land is underwater because of floods or because there is a lot of rain at that time. Permits are usually required to build or remove trees. It doesn’t mean that it can’t be built on.
Contact us to have an initial assessment. Once we review the area, you and your client can determine whether to have a professional study done by a wetlands specialist. It’s important to note that building on improperly mitigated wetlands can lead to shifting slabs, cracked driveways, mold, erosion, downstream flooding and more.
POURED CONCRETE SLAB
POURED CONCRETE SLAB
This method involves pouring concrete into a single, large slab on which a house is built directly. This method ensures durability and reduces future foundation repair costs. The thickness typically ranges from 4 to 8 inches, and reinforcement with drainage pipes and steel rebar is recommended. Due to their shallow depth and direct ground contact, these slabs are best suited for areas with minimal frost or no frost line.
Pros:
Quick drying, speeding up construction
Economical option
Resistant to termites and mold
Cons:
Limited access to plumbing and electrical components, making remodeling and repairs challenging. Limited protection from floodwater. No additional storage space provided.
INSULATED CONCRETE (ICFS)
Ideal for areas susceptible to extreme weather. They primarily consist of high-density foam and involve placing insulated concrete forms on foundation footings to create a continuous wall, reinforced with rebar before pouring concrete. Once set, the ICFs remain in place, providing insulation to regulate temperature and minimize energy loss.
Pros:
Exceptional durability, capable of withstanding natural disasters and reducing property damage. High energy efficiency leads to significant energy savings. Resistant to insects and rodents.
Cons:
Reduced porosity may increase humidity indoors. Requires precise curing for structural integrity, which can pose challenges. Renovation is difficult, potentially necessitating demolition for alterations like adding windows or doors.
POURED CONCRETE SLAB PIER AND BEAM
Suitable for areas with shifting soil, flooding, or erosion risks. They consist of concrete pads supporting vertical posts that hold up the building's structure. While they're commonly found in coastal regions, they demand regular maintenance to avoid deterioration or corrosion.
Pros:
Distribute weight effectively, preventing sinking or shifting. Require professional construction by a structural engineer.
Suitable for weak or unstable soil conditions.
Cons:
Higher construction costs due to materials and engineering. Demand ongoing maintenance, particularly in moist regions. Prone to damage from rodents and insects without proper care.
Allowance: This is a budget set aside for items that haven't been chosen yet, like lighting or flooring. With custom homes, the buyer often gets a set amount of money to spend on these choices.
Builder Warranty: Mississippi law requires builders to give a oneyear warranty for any defects and a six-year warranty for the structure. Appliances and HVAC units may need to be registered for warranty coverage, and homeowners can often buy extra protection plans from the manufacturer.
Builder’s Risk Insurance: This is a special type of insurance that protects a building during construction. It covers damage from things like fire, storms, theft, and vandalism. Anyone with a financial stake in the project may want to get this insurance.
Building Codes: These are rules set by local or state authorities that outline how homes can be built or updated. Newly built homes must follow the latest codes, but existing homes don’t need to meet new codes to be sold.
Buy-Down Mortgage: This is a loan where an upfront payment made by the buyer, seller, lender, or a third party—lowers the interest rate for the first few years (typically one to five), reducing the early monthly payments.
Certificate of Occupancy (CO): This is a document given after all inspections are complete, confirming the home is safe to live in. Without a CO, no one can move into the new home.
Change Order: This is a written request to change the original plans for the home’s features, layout, or finishes. Change orders can increase the cost of the house and may extend the time needed to build it.
Deposit: This is the money a buyer pays when signing the purchase contract for a new home. The deposit varies by builder, from a few hundred to several thousand dollars, depending on the home’s price and if it’s with a production or custom builder. Unlike an earnest money deposit, this may not be refundable based on the builder's policies.
Draw: This is the amount of money a contractor can access at different stages of construction for a custom home build on your own lot.
Implied Warranty: By state law, builders automatically provide an implied warranty on their homes, even if there isn’t a written one. This means they’re responsible for fixing issues with the home for a certain period. Without written proof, homeowners may need to take legal action if the builder doesn’t honor this warranty.
Lien: A lien is a legal claim on a property used as collateral for a debt. Before selling the home, the lien must be paid off, unless the buyer is willing to pay it as part of the purchase. If a subcontractor hasn’t been paid, they could place a lien on a new home to secure payment.
Plot Plan: This is a map from a surveyor showing where the home sits on the lot. It includes details like property lines, setbacks, easements, and legal descriptions.
Property Survey: A property survey determines the exact boundaries of the land. It doesn’t replace an elevation certificate needed for other purposes like flood insurance.
Punch List: A list created by the general contractor, project manager, or homebuyers of items that need to be fixed by the contractor, such as missing trim in one area or a section that needs another coat of paint.
R-Value: A significant number that identifies the level of insulation. The higher the number, the more effectively the insulation works, contributing to energy efficiency and comfort. The appropriate R-value for a new home varies according to the climate and where insulation is being installed.
Ratified Contract: A legally binding contract that has been signed and accepted by both the buyers and the sellers and their agents, ensuring the agreement's validity and enforceability.
Redline or Redlined Prints: A set of plans showing changes that must be made to the original blueprint, typically identified with red pen or pencil.
Retention: Money withheld from a builder or contractor until completion of the project.
Spec Home: A “speculative” home that a builder builds without a purchase contract and hopes to sell at a profit. Some spec homes are complete; others can still be personalized with the buyers’ choices for finishes and fixtures.
Looking to offer your clients more than just new builds? Coastal Contracting specializes in high-end renovations and seamless home additions too! If your client loves their location but needs a complete home transformation or extra space, we ’ re here to help. Partner with us early, and we’ll work with you and your clients to brainstorm ideas and provide a rough estimate all before they go under contract. Show your clients the added value of professional guidance, and enjoy a referral gift card for every remodel or addition project. Let's make your clients’ dream home a reality—together!
“I quoted a repair in my home from 5 separate contractors. Coastal Contracting came in with a fair and reasonable quote and did top-quality work. Very personable and professional employees. When you find a business like this, hold onto them because it's rare in this field. I'm relieved I don't have to scout for my future repairs.” - David H.
“If you're looking for a contractor - call Stephen Carlson with Coastal Contracting. We needed a contractor for our vacation home and were hesitant because we thought it would be difficult to manage a remodel from out-of-state plus we never dealt with contractors before. Luckily we found Stephen who was incredibly responsive to texts, emails and phone calls. Again, managing from out-of-state can be a bit challenging, but he made it easy. The craftsmanship of the finished project is top notch and this coming from my husband, who has done all our home remodeling from plumbing, electrical, drywall etc. - he was very impressed with Stephen and his crew. Again, no need to look further for a contractorgive Stephen with Coastal Contracting a call - we did and are so happy that we now have a reliable, professional contractor to call for our next project.”
