Frequently Asked Questions
FAQs
What fees are associated with building with Atmos?
Our fee is 6% of the total build cost (not including land).
How are fees paid?
Fees are paid by your lender as soon as your loan closes and funds are released.
What do the fees cover?
The fees cover the cost of your plan, three (3) plan changes (architectural and structural engineering), custom cabinet drawings, surveys, site plan, soil test (if needed), 3D renderings during pre-construction, 3D virtual tours during construction, third-party home inspections, and your full-time project manager.
How long does the pre-construction process take?
Let’s start by defining the pre-construction period as the time from designing your home until the point we break ground. This process depends heavily on when we find your lot, but once we do, loan closing takes ~60 days and permitting takes ~90 days. We do all these processes simultaneously in order to save time and are now averaging ~5 months from putting down the deposit to starting construction.
Why don’t you look for land before we put down a deposit and begin the process?
There’s a balance when looking for land and designing your home because one affects the other. First, we learn what’s a priority for both—location, home size and layout, lot preferences etc. Second, we need your pre-approved budget in order to act quickly to secure your land. Lastly, we optimize for closing both the lot and construction loans at the same time so you don’t pay two (2) sets of closing costs.
Who looks for the land?
We have a dedicated team in your city working to find land via our exclusive off-market lots and those available on market.
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 vision and values including prioritizing quality and craftsmanship.
Can I choose my own builder?
No, because we choose the builder for your home based on your budget, style of construction, location and scheduling. We carefully vet our partnered builders to ensure that no matter which builder builds your home, you will be pleased with the quality and craftsmanship of your home.
How many rounds of plan changes can I make to the home plan?
Your Atmos fee includes three (3) rounds of plan changes. The first happens after you’ve put down your deposit and your dedicated team customizes your home plan based on your initial home review. The second round occurs after your sales person and project manager review the new plans and you decide on any additional changes. The third review comes after we’ve created a conceptual 3D interior walk-through of your plan that allows you to better see how it will look in real life. You’ll have the opportunity to make any final changes during this review and then you’ll sign off on it!
What does the interior design process look like?
Our design team has created pre-designed packages featuring a variety of styles for you to decide on—including from other packages. During the 3D walk-through you’ll get a real feel for how the finishes will look in your home and can finalize your choices then.
What if I don’t like the pre-designed packages and want to pick my own design finishes?
For an additional cost, you can decide to work with an interior designer to completely customize every option in your home including lighting, plumbing fixtures, cabinets, countertops, flooring, and even the cabinet hardware.
What if I want to make a change after my final plan review and interior design selections?
In order to prevent delays and keep costs down, no changes are allowed after you sign off on your final plans and design selections. Just remember, at this point you’ll have had three design reviews where we’ve gone through every part of the design in detail.
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 it involves our specialty vendors.
Can I visit my home during construction?
Of course! Your project manager visits your build site weekly and you can always tag along. These meetings must be scheduled with your project manager to ensure your safety, with the added benefit of being able to answer any questions or concerns while you’re there. Unfortunately, we cannot allow you to visit without your project manager as OSHA and builder’s insurance company limit access for liability issues.
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 sheet 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 sales person final pricing?
The initial pricing from your sales person 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, we give you a final fixed price cost. This is when you will have a final pricing review and sign the contract with the builder to begin construction.
Will the contract price be fixed or is it cost-plus?
We use fixed price contracts to avoid any surprise expenses during your build since your builder has built in minimal price increases or mistakes during construction. There is, however, an escalation clause to cover any unnatural price increases including if you want to make changes once you’ve signed off on your plan.
Will my price ever change during construction?
No. The only time your price could change during construction is if you request a change order or we need to activate the escalation clause (for example: if lumber prices increase by 25% after you sign your contract). This is rare so you will be presented with options if this occurs.
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 salesperson and project manager are in communication throughout the pre-construction process. During construction, your project manager will provide weekly updates with photos and schedule on-site walk-throughs. Your team is reachable Monday – Friday from 8 am-5 pm and will respond within one business day
Can I speak to my builder?
Your project manager is your liaison to your builder because it ensures everyone (including you) has just one (1) point of contact and is focused on one thing: building your home on time and within budget. That’s why we ask you to keep your project manager aware of any question or concern throughout the process so they can stay on top of everything.
What kind of warranty is included with my home?
Atmos provides a separate 2/10 warranty on top of your builder’s standard one (1) year warranty. We also provide an additional three (3) year warranty for your appliances and technology, which is separate from the builder and covered by our partner, Centricity. Please refer to your warranty hand-outs for more info on each specific warranty.
What if my appraisal comes in lower than my contract price with the builder?
Atmos helps with comps on your chosen lot to avoid any issues with appraisal later. If any appraisal issues arise, we will provide you with your options to continue the process.
What do CoConstruct and Slack do?
CoConstruct is the project dashboard that keeps track of your entire homebuilding journey including all files, photos during construction, detailed schedule, change orders, invoices, and more. Your salesperson will send you a tutorial video on how to best utilize your dashboard. Slack is the messaging platform you use to communicate with your team (sales person, project manager, and general manager) from beginning to end.
I can’t picture what my house and plan changes will look like by looking at the blue prints. Can you help?
Yes! After your first two rounds of plan changes, your project manager will send a white 3D rendering so you can “walk” through the home and fully “see” how it will look.
How will I know what my exterior and interior colors/design selections will look like in my home before it’s completed?
Once your home plans and design selections are finalized, you will receive a completed 3D rendering of both the interior and exterior with all your selected design choices.
Can we add additional smart home or audio/visual components to our home other than what’s offered on your smart home selection sheet?
For an additional cost to upgrade, we will connect you with our partnered audio/visual provider.
Do I need to find a closing attorney?
We provide a partnered closing attorney at no cost to you. However, if you would like to use a specific attorney for your closing just let your sales person and project manager know and we can help coordinate with them.