Frequently Asked Questions
FAQs
What fees are associated with building with Atmos?
Our fee is 6% of the total build cost (not including land). Our team spends over 400+ hours on average per project and covers all costs for surveys, septic designs, grading and erosion control plans, site staking, and structural engineering throughout the pre-construction process. Our job is to ensure the home we design with you is within a budget you are comfortable with, works on your lot, can be built, and is a space you will enjoy for years to come!
How are fees paid?
We use a hybrid Project Milestone Approach. 50% of your total Atmos fee is paid throughout the floor plan design/HOA submittal process based on work we finish on your behalf. You can finance the final 50% of your Atmos fee into your construction to perm loan! Additionally, your Atmos fees can be reimbursed to you at construction to perm loan closing by the lender, reducing your out-of-pocket expense. Rolling the fee into your loan through reimbursement allows you to amortize the total fee and any additional fees (i.e. HOA) through the life-span of your loan.
What do the fees cover?
The fees cover the cost of your custom floor plan, three (3) Plan Review Meetings (architectural), exterior house renders, interior 3D walkthroughs, custom cabinet and closet drawings, interior and exterior design selections, showroom visits, structural engineered plans, boundary, tree, and topo surveys, site plan, perk test, septic design, septic permit, soil compaction test, grading and erosion control plan, access to our vetted builder network, better builder fee rates, and a dedicated project manager throughout our process!
How long does the pre-construction process take?
The pre-construction period is the time from going under contract on a lot or designing your home until the loan closes and/or builder breaks ground. This process depends heavily on when we find your lot, if your lot is located in an HOA, and how quickly you can make decisions. Outside of HOAs, it can be 4 months. Inside of HOAs, it can be 6-8 months, depending on how strict and intensive the HOA approval process is.
How do you vet the builders you work with?
Beyond merely ensuring they’re properly licensed and insured, we meet every builder in person to make sure they’re a great fit for the Atmos. We collect past client feedback, walk current homes in construction, and walk finished construction homes–we fully stand behind all of our building partners!
How many rounds of plan changes can I make to the home plan?
Atmos uses a collaborative and iterative design process to create your fully custom home plan based on your exact needs and site planning considerations. The first step, our schematic high-level design, happens after you’ve found your lot. From this high-level design, our team creates the low-level design–this is where the details are finalized! We also prepare design documents, site planning documents, and construction documents for your review. In total, your Atmos fee includes three (3) rounds of plan reviews.
At every step of our design process, you will receive the latest floor plan, site plan, exterior 3D renders, white 3D walkthrough, and an updated project price estimate.
Can I add a pool, solar panels, shed, etc.?
Yes! These need to be included in your design reviews to ensure we’re calculating costs and creating the exact home plan for your builders. Please note: these additional amenities may add more time to your timeline since they involve our specialty vendors.
Do I get a copy of my surveys, plans, soil report, interior design spec sheet, etc.?
You’ll receive your floor plans/elevations without dimensions, survey, plot plan, and soil report. The full set of architectural and structural engineering plans and interior design spec sheets are the property of Atmos and/or the builder and will not be released.
What if there is an extenuating circumstance with my lot that is not normal?
We evaluate each lot during due diligence and inform you of all your options including pricing so you can decide whether to move forward. Please note: your deposit only covers our normal process, so if there are any additional costs like a more in-depth soil evaluation, you’ll need to cover them.
Is the pricing we receive from our salesperson final pricing?
The initial pricing from your salesperson is an estimate based on data from all our builders and partners based on current market conditions. Once your home plans are finalized including structural engineering plan, surveys/plot plan, soil reports, and interior design selections, our vetted builder network will bid on your build. We take each client through our Builder Selection Process where you will have the chance to interview each builder, walk their current projects, and decide which one is the best for you.
Will you work with my realtor?
Yes! We will include your realtor throughout the entire process and make sure they are informed and have input from start to finish.
How often will I hear from my project manager?
Your project manager and designer are in constant communication throughout the pre-construction/floor plan process. We use Slack to promote streamlined communication between all parties. Our team is reachable Monday – Friday from 8 am-5 pm.