From the day you sign with us, plan on 14 to 22 months from contract to move-in for a true custom build at MIR scale. Some projects move faster — usually because the lot was already secured and plans were further along. Some move slower — usually because scope evolved meaningfully during design or because long-lead materials slipped.
Below is what actually happens at each stage, including the parts most builders gloss over. We share this so you can plan your life around it — selling your existing home, school enrollment, holiday plans — without surprises.
Phase 1 — Design + planning (3 to 6 months)
After the consultation and contract, we move into design. If you're bringing your own architect, this is largely their phase. If we're design-building, our team leads.
- Schematic floorplans (2-4 weeks)
- Design refinement based on your feedback (4-8 weeks of back-and-forth)
- Construction documents and engineering (4-6 weeks)
- Selections — finishes, fixtures, appliances (parallel, can take 6-12 weeks)
- Permits + plan review (4-8 weeks, varies by city)
This is the phase where the project gets either really good or really compromised. Pace yourself; over-rushing design to break ground is a top regret we hear from clients. Take the extra month in design — you'll feel it for thirty years.
Phase 2 — Site work + foundation (3 to 5 weeks)
Once permits are issued, we mobilize. Site clearing, excavation, utilities trenched in, foundation poured, foundation backfilled and waterproofed. Iowa winter can push this — we won't pour foundation in unsuitable conditions. If we're starting in December, expect February completion of this phase.
Phase 3 — Framing + dry-in (6 to 10 weeks)
The visible part of construction. Walls go up, then roof goes on, then windows and exterior doors get installed (the "dry-in"). This is where progress feels fastest. The home goes from a foundation to a recognizable house in two to three months.
Phase 4 — Mechanicals + insulation (4 to 6 weeks)
Plumbing, electrical, HVAC rough-in. Insulation. Drywall hangs. Progress feels slow here because much of the work happens inside walls and isn't visible from photos. This is also when inspections happen. Don't be alarmed if it looks like nothing is changing — a lot of important work is.
Phase 5 — Trim, finish, and detail (8 to 12 weeks)
The longest phase, and the one that defines a luxury build. Cabinetry installation. Tile setting. Hardwood floors. Trim carpentry. Painters. Stone counters. Plumbing fixtures. Light fixtures. Hardware. This is where the difference between a production builder and a custom builder shows up — the small details that take real time to do right.
Phase 6 — Final mechanicals, punch list, and closing (3 to 5 weeks)
Final electrical and plumbing trim-out. Appliance installation. Final inspection. Walk-through with you to identify any items that need correction (the punch list). Address every item. CO certificate. Closing. Move in.
What slips a timeline (and how we manage it)
- Long-lead materials: Custom windows, specialty cabinetry, imported tile. We order these as soon as selections lock to minimize the risk.
- Weather: Iowa winter can pause site work and exterior trades. We plan starts to avoid the worst of it where possible.
- Change orders: Mid-project changes can extend timeline by weeks. We try to lock selections during design for this reason.
- Inspector schedules: Municipal inspections run on their own clock. We schedule aggressively but can't always control it.
How you'll stay informed
Branka and Edmir personally walk every site weekly. You'll get photos and a written progress note from us at least every two weeks during active construction. We're available by phone or text whenever you need us. You'll never wonder what's happening on your project.