Thinking about building a custom or semi-custom home in Papillion? You want clear steps, firm timelines, and fewer surprises. When you align with Al Belt Custom Homes and the Brian Wilson Team, you get a coordinated path from lot fit to keys. This guide shows you what to check, when to decide, and how a builder-aligned agent helps you build with confidence. Let’s dive in.
Why align your build team
Working with a builder-aligned agent who knows Papillion and Al Belt Custom Homes helps you make faster, smarter decisions. You get support on lot fit, contracts, selections, inspections, and closing. Coordinated communication keeps your project on schedule and reduces change-order delays. It also adds a layer of risk management from day one.
Start smart: Papillion lot fit
Before you commit to a lot, confirm that your plan will fit and perform well.
- Verify zoning, setbacks, easements, lot coverage, and any overlay zones.
- Confirm utilities: water, sewer, electric, and natural gas capacity and tap fees.
- Check floodplain status and drainage needs; some lots may require elevation certificates.
- Review soils and topography; a geotechnical report can guide foundation design.
- Review HOA covenants and architectural rules; many subdivisions require review before permits.
- Ask about offsite improvements or special assessments.
The Brian Wilson Team coordinates with the builder to review these items and flag risks early so you avoid costly surprises.
Choose your plan: stock or custom
You can select a stock plan and tailor it, or commission a fully custom design. During contract, you will define inclusions and allowances for items like cabinets, flooring, and lighting. You will also set a clear change-order process with pricing rules and approval steps.
What to confirm in your contract:
- Scope, plans for permit, and a selection list template
- Allowances and what happens if you go over or under
- Timeline with milestone dates and how delays are handled
- Builder insurance and written warranty summaries
Your agent helps review terms, clarify contingencies, and set realistic expectations.
Permits and local approvals
New builds in Papillion require city building permits and a sequence of municipal inspections. Many subdivisions also require HOA architectural approval before permits. Expect plan checks and possible corrections. Site engineering, grading, and erosion control plans may be required. You will need a Certificate of Occupancy before you can move in.
Construction phases and inspections
Here is the typical build flow and inspection points:
- Site prep and footings: excavation, forms, and underground utility runs
- Foundation: concrete, waterproofing, and foundation drains
- Framing: structure and roof sheathing
- Rough mechanicals: HVAC, plumbing, and electrical
- Insulation and air/vapor barrier
- Drywall and interior finishes
- Final systems and site work: grading, driveway, sidewalks, and final mechanicals
- Final inspection and Certificate of Occupancy
You can add independent third-party inspections at key points, often pre-drywall and at final. Keep a running punch list and document progress with dated photos.
Selections timeline and allowances
Selections drive both cost and schedule. Decide early on high-lead items to keep your build on track.
- Prioritize cabinets, windows, appliances, and HVAC equipment
- Confirm how choices affect allowances and pricing
- Track deadlines so your selections do not stall framing or finishes
The builder’s selections coordinator will guide you, and your agent helps you plan choices in the right order.
Financing, title, and closing
New construction financing often follows one of three paths:
- Construction loan with draws and interest-only payments during the build
- Construction-to-permanent loan that converts to a standard mortgage at completion
- Traditional mortgage if the builder holds title until completion
Title and closing steps include lien waivers, a clear title commitment, and final documents such as permits, warranties, and maintenance manuals. Your agent coordinates with your lender and title company to keep paperwork complete and accurate.
Risk management and warranties
A strong plan reduces risk before you pour concrete.
- Confirm builder insurance and standard warranties in writing
- Request lien waivers from trades and suppliers at draws and at closing
- Keep change orders written and priced with timeline impacts noted
- Ask for manufacturer warranties and maintenance instructions at closeout
Typical warranty coverage includes structural items and shorter workmanship coverage. Verify length and scope in your contract.
How your agent speeds decisions
With a builder-aligned setup, you gain momentum:
- Early lot-fit review to confirm setbacks, utilities, and HOA rules
- Clear communication across buyer, builder, lender, and title
- Selections guidance to avoid scope creep and missed deadlines
- Contract guardrails for contingencies, timelines, and change orders
- Local vendor insight to anticipate bottlenecks and lead times
The result is fewer surprises and a smoother path from design to move-in.
Transparency and buyer protections
If your agent has a referral relationship with the builder, ask for written disclosures. Confirm the agent’s role and duties in a signed agency agreement. You can also request independent legal review of construction contracts. Make sure all steps comply with Nebraska Real Estate Commission rules on agency disclosure.
What you decide and when
Use this quick checklist to stay ahead of key decisions:
- Lot due diligence: survey, zoning, HOA rules, utilities, floodplain, soils
- Plan and contract: base plan, inclusions, allowances, schedule, change orders
- Permits and engineering: site plan, grading, and HOA approval
- Selections: cabinets, windows, appliances, flooring, fixtures, paint, exterior finishes
- Inspections: municipal milestones plus pre-drywall and final independent checks
- Financing and title: loan type, draw schedule, lien waivers, closing documents
- Closeout: final walkthrough, punch list, warranties, maintenance manuals
Documents to request before signing
Gather these items so you can commit with confidence:
- Recent survey or ALTA/land survey and recorded plat
- Zoning/setback confirmation and HOA covenants
- Utility tap fee and service availability notes
- Scope and inclusions, allowance schedule, and selection list template
- Builder insurance certificate and warranty summary
- Project timeline with milestone dates
- Title commitment sample and lien waiver process
Your next step
If you are ready to explore a custom or semi-custom build in Papillion, we are here to guide you from first site walk to final punch list. Partner with a team that knows Al Belt Custom Homes and the local process inside and out. Schedule a call with the Brian Wilson Team to start planning your build.
FAQs
How long does a Papillion custom build take?
- Many builds complete in several months to 9–12+ months depending on permits, lot conditions, design scope, and material lead times.
What are allowances in a build contract?
- Allowances set budgets for items like cabinets or lighting; costs over the allowance are paid by you and credits may apply if you come in under.
Who pays for surveys and third-party inspections?
- Buyers often pay for surveys and independent inspections, while some inspections can be ordered by the lender; confirm in your contract.
Which inspections are required by the city?
- Municipal inspections typically include footing, foundation, framing, mechanical, insulation, and final, followed by a Certificate of Occupancy.
What warranties should I expect on a new build?
- Builders usually provide structural and workmanship warranties with defined terms; verify length and coverage in writing before signing.
How are change orders handled during construction?
- Change orders should be written, priced, and include timeline impacts, with a clear approval process and response time in your contract.
