Thinking about building a new home in Papillion? The process is exciting, but it can feel complex once you add permits, inspections, selections, financing, and timelines to the mix. You want clarity on what happens when, what to watch, and how to keep your budget and schedule on track. In this guide, you’ll learn the full step‑by‑step flow, local Papillion and Sarpy County checkpoints, realistic timelines, financing basics, and how an experienced agent keeps your build running smoothly. Let’s dive in.
New construction in Papillion: The big picture
Building here typically follows a clear path: choose a lot, sign a contract, line up financing, make your selections, and move through permitting and construction phases. City inspections occur throughout the build and wrap with a Certificate of Occupancy. You will do a final walk‑through, close, and start your warranty period. Your builder handles most permitting, but you should still review documents and keep copies.
Step‑by‑step process from lot to keys
Lot selection and reservation
Start by choosing a lot within a subdivision or from a builder’s inventory. Confirm lot size, orientation, topography, utilities, and the building envelope. Review CC&Rs and any HOA design standards that may guide exterior materials, fencing, and landscaping. Ask about special assessments that can affect monthly costs.
Purchase agreement and contract
With a production builder, you will sign a purchase agreement that lists a base price and available options. With a custom builder, you will sign a contract tied to your plans and allowances. Get the inclusions, allowances, change‑order process, approximate start and completion dates, and warranty terms in writing. Clarify cancellation rights and how delays are handled.
Financing setup
Your choices usually include builder‑offered financing, a construction‑to‑permanent loan, or a separate construction loan that later converts to a mortgage. Lenders require plans, budget, schedule, and builder qualifications. Expect a draw schedule tied to construction milestones. Know how deposits and escrow funds are protected.
Selections and final plan approval
Structural decisions come first, then finishes like cabinets, flooring, counters, and fixtures. Selection windows are deadline‑driven, and late changes often add cost and time. Document every choice and cost before orders are placed. Ask how substitutions are handled if an item is delayed.
Permits and plan review in Papillion
The builder usually submits plans for city review and obtains building and trade permits. In Papillion and Sarpy County, permits may include building, electrical, plumbing, mechanical, grading and erosion control, driveway, and utility connections. Plan approval must occur before most site work begins. Keep copies of permits and inspection logs for your records.
Groundwork and foundation
Site prep includes tree clearing, rough grading, erosion control, and utility trenching. Footing and foundation inspections typically occur before concrete is poured and before backfill. On some lots, soil compaction reports or engineered foundation reviews may be required. Confirm who is responsible for addressing any site surprises.
Framing and exterior
Your home takes shape as crews frame walls and roof, install windows and doors, and set roofing. Inspectors check framing, bracing, and fire blocking for compliance. Exterior wraps and weatherproofing move forward as framing advances. Keep an eye on window and door placement versus your plan.
Rough‑ins and insulation
Trades run electrical, plumbing, and HVAC lines before insulation and drywall. Rough‑in inspections occur prior to closing walls. An insulation inspection typically follows to verify energy code compliance. Some builds may require additional energy testing depending on local enforcement.
Interior finishes and site work
Drywall, paint, cabinets, counters, flooring, trim, and final fixtures come next. Exterior items like siding, driveway, sidewalks, and landscaping wrap up per contract. Review your selections list and ensure the correct models and finishes are installed. Note any discrepancies for the punchlist.
Final inspections and Certificate of Occupancy
City inspectors complete final checks for mechanical, plumbing, electrical, and structural components. You need a Certificate of Occupancy before you can legally move in. Ask your builder to share proof of passed inspections and the CO. If needed, ask about any temporary occupancy approvals.
Walk‑through, closing, and warranty start
You will complete a homeowner orientation or pre‑final walk, then a final walk‑through to note punchlist items. Lenders often require the CO and lien releases before the last draw or conversion to a permanent loan. After closing, the builder completes punchlist items and your warranty begins. Keep warranty contacts and response timelines handy.
Papillion permits and local checks
Who regulates what
- City of Papillion Building Division: issues building permits, conducts inspections, and grants Certificates of Occupancy.
- Sarpy County Planning and Zoning: handles certain land‑use items and septic permits outside city sewer areas.
- Papio‑Missouri River Natural Resources District: oversees regional drainage and watershed issues that can affect subdivision plans and easements.
- State and local code enforcement: Papillion enforces residential and energy codes; confirm current code editions with the city.
Common permits and approvals
Expect a building permit and separate trade permits for electrical, plumbing, and mechanical. Site‑related approvals often include grading and erosion control, stormwater measures, driveway access, and utility connections. New subdivisions may require plat approval and address assignment. Lots in mapped flood areas may need floodplain development permits and elevation certificates.
Local considerations to verify early
- Floodplain and drainage: Papillion Creek and local channels can influence drainage design and insurance needs.
- HOA and CC&Rs: design standards can affect exterior materials, fencing, and landscaping choices.
- Road and utility assessments: some neighborhoods include special assessments or impact fees for streets, sidewalks, or sewer extensions.
How to verify specifics
Confirm current permit steps, fees, inspection scheduling, and code editions with the City of Papillion and Sarpy County. Your builder usually manages submittals, but you should request copies of permits and inspection results. Keep everything in a single file for your lender and future resale.
Timeline and inspections to expect
Typical build durations
- Production inventory home: about 3 to 6 months from start to finish if the plan is ready and the lot is finished.
- Production buyer‑started build: roughly 4 to 8 months from site work to closing.
- Semi‑custom: about 6 to 10 months.
- Custom homes: about 9 to 18 months or more based on complexity and plan changes.
- Permitting and plan review: typically 2 to 12 weeks depending on plan completeness and workload.
Inspection milestones
Expect inspections at footing, foundation, framing, and rough‑ins. Insulation is inspected before drywall. Final inspections cover mechanical, plumbing, electrical, and structural items. The Certificate of Occupancy follows successful final approvals.
Delays to plan for
Weather can slow excavation and concrete work, especially during heavy rain or winter cold. Material lead times for windows, cabinets, and appliances can shift schedules. Change orders often add weeks due to trades re‑scheduling. Permit backlogs may extend start times during busy cycles.
Contracts, money, and change orders
Documents to review
Request a full contract with inclusions and exclusions, a detailed spec sheet, and allowance amounts for key finishes. Ask for the proposed schedule, draw schedule if applicable, and the builder’s license and insurance certificates. Review warranty coverage and the claims process. Keep HOA documents, plats, and any special assessments in your file.
Financing choices
Construction‑to‑permanent loans can simplify the process by converting to a mortgage at completion while charging interest only during construction. Builder incentives can be attractive, but compare rates and terms with outside lenders. Understand the handling of earnest money and deposits in case of delays or defaults. Make sure you know what your lender needs at each draw.
Managing change orders and contingency
Change orders are a common source of budget creep and schedule shifts. Builders usually charge for late selections, plan changes, or site surprises. A prudent approach is to set aside a 5 to 10 percent contingency above the contract price to cover upgrades or unknowns. Insist on written approval for any change with cost and schedule impact.
Closing, occupancy, and warranties
Lenders typically require a CO and lien releases before funding final draws or converting your loan. The builder punchlist should include completion timelines and a process for reporting items after move‑in. Many builders offer a 1‑year workmanship warranty and longer coverage on structural elements, sometimes up to 10 years. Keep appliance manuals and warranty documents together for quick reference.
Where your agent adds value in Papillion
A construction‑savvy agent helps you choose and vet builders, review contracts, and monitor key deadlines. You get practical lot guidance on orientation, drainage, floodplain risks, and resale considerations. Your agent can coordinate independent inspections, including a pre‑drywall check where allowed and a thorough final inspection. At milestones, your agent documents changes, negotiates concessions or upgrades, and keeps communication moving so your build stays on track.
Buyer checklist for Papillion new builds
- Keep copies of: lot plat and survey; full contract, spec sheet and allowances; permits and inspection logs; builder license and insurance; HOA documents and assessments; schedule and milestones; warranty documents and punchlist process.
- Ask your builder: included appliances and brands; estimated completion date and delay notifications; change‑order process and pricing; warranty contact and typical response times.
- Arrange financing early: lock your lender, understand the draw schedule, and know inspection requirements.
- Plan inspections: consider a third‑party pre‑drywall inspection if allowed; schedule a detailed final inspection; do not sign off on the punchlist until you are comfortable.
- Budget a contingency: set aside 5 to 10 percent for selections, upgrades, or surprises.
Ready to build in Papillion?
If you want a smoother path from lot to keys, work with a local team that lives new construction every day. We combine builder alignment with hands‑on coordination, so you get clarity on permits, timelines, selections, and inspections at every step. Have questions about a specific subdivision, lot, or contract term? Schedule a call with Brian Wilson to talk through your plan.
FAQs
What permits are required for new homes in Papillion?
- Most builds require a building permit plus trade permits for electrical, plumbing, and mechanical, along with grading, erosion control, driveway, and utility connection approvals.
How long does a Papillion new build usually take?
- Expect about 4 to 8 months for a production buyer‑started build, 6 to 10 months for semi‑custom, and 9 to 18 months or more for fully custom homes.
When can I move into my new Papillion home?
- You can occupy the home after final inspections are complete and the city issues a Certificate of Occupancy; ask your builder for documentation.
Can I hire my own inspector during construction?
- Often yes; confirm access rules with your builder and plan for a pre‑drywall inspection and a detailed final inspection.
Who handles permits and inspections with the city?
- The builder typically submits plans and pulls permits, but you should request copies and track inspection results for your records.
How should I budget for change orders?
- Set aside a 5 to 10 percent contingency above the contract price, and require written approval that shows cost and schedule impact for every change.
