From Dream to Drawings: 7 Things to Decide Before You Meet a Custom Home Builder

Picture this: You’ve saved for years, found the perfect coastal lot in Maine, and now it’s time to build your dream home. Excitement builds—until the builder meeting hits you with tough questions you’re not ready for. “What’s your total budget, including contingencies? Do you want a slab or pier foundation? Have you had a septic soil test? What’s your timeline for design?”

If you’re sitting across from a builder and drawing a blank, you’re not alone. Most Maine homeowners don’t realize that the prep work before the first meeting is just as important as the home itself.

The Generations Custom Homes blog already covers the custom home building process and the five critical questions to ask a builder. But what about the seven things you need to figure out first? This is the homeowner prep checklist—the bridge between inspiration and blueprints.

Why Prep Work Matters

Coming prepared doesn’t just impress your builder. It saves time, money, and stress. We’ve had clients save 15% on costly changes simply by deciding upfront what truly matters to their family. Prep converts builder meetings from interrogations into true collaborations.

Ready to transform your vision into a realistic plan? Here are the seven decisions that will shape every conversation with your builder.

1. Set Your Realistic Budget Range 💰

The first decision is always financial. Before sketching a single line, you need a clear budget that includes:

• Total acquisition cost (land + construction)

• Permitting and site preparation (septic, utilities, clearing)

• A 10-20% contingency buffer (Maine weather delays and supply chain surprises)

For custom homes in Maine, expect $400–$600 per square foot, depending on complexity, finishes, and coastal factors. A 2,500-square-foot home could run $1M–$1.5M before land.

How to decide:

• Use online construction cost calculators (adjust for Maine coastal conditions)

• Decide: Cash, construction loan, or refinance? Each has different timelines.

• Talk to a lender early—pre-approval shows builders you’re serious and gives you a clear ceiling.

Pro tip: Construction loans disburse in stages (“draws”) as work progresses, so you won’t pay the full amount upfront. At Maine lenders like UCU or Skowhegan Savings, you typically pay interest-only during the 12–18 month build, then convert to a permanent mortgage.

2. Define Your Must-Haves vs. Nice-to-Haves 📋

Not everything on your Pinterest board makes the final list. Prioritizing now prevents scope creep and budget overruns.

Create two columns:

MUST-HAVES (Non-Negotiables)

• 4 bedrooms + home office?

• Primary suite with ensuite bath?

• Eat-in kitchen or formal dining?

• Ocean views or specific lot orientation?

• Energy-efficient heating for Maine winters?

NICE-TO-HAVES (Future Possibilities)

• Smart home technology

• Dual islands in the kitchen

• Heated floors

• Premium finishes (quartz vs. granite)

• Outdoor entertaining space

Why this matters for Maine: Coastal homes and Maine winters demand certain non-negotiables. A mudroom? Absolutely essential. Durable siding that handles salt air? Non-negotiable. Energy-efficient windows and doors? Yes. Smart thermostat? That can wait.

Action step: Rank your must-haves by priority. Share this list with your builder so they understand what drives your decisions and where flexibility exists.

3. Assess Site-Specific Factors 🏞️

Your lot will shape your design, timeline, and budget more than you realize.

Maine coastal and rural properties require site evaluations that homeowners often overlook:

Soil & Septic:

• Perc test (percolation test): Determines if your soil drains well enough for a septic system. If it fails, you’ll need a more expensive alternative system.

• Soil evaluation: A licensed Maine site evaluator digs test pits to check soil texture, depth to bedrock, and ledge. Poor soil = higher foundation costs.

• Septic design: Even if the soil is good, septic placement must follow Maine Subsurface Wastewater Disposal Rules. Cost: $800–$2,000 for evaluation and design.

Water & Utilities:

• Well testing: If municipal water isn’t available, you’ll need to drill a well and test water quality. Budget: $3,000–$8,000.

• Utility access: Are electricity, internet, and gas nearby? Rural lots may require expensive line extensions.

Coastal-Specific (Within 75–100 Feet of Water):

• Setback requirements: Maine requires new structures to be at least 75 feet from the high-water line (100+ feet in erosion-prone areas).

• Coastal Commission review: Some properties near water require state-level permits.

Terrain & Foundation:

• Slope and drainage: Steep lots may need expensive retaining walls; poor drainage needs engineered solutions.

• Ledge/bedrock: If your lot has shallow bedrock, foundation excavation costs skyrocket. This is where a pre-build site visit with your builder is gold.

Action step: Hire a Maine-licensed site evaluator before buying the lot if possible, or immediately after. Cost: ~$500–$1,500, but it prevents $50,000+ surprises later.

4. Map Your Timeline 📅

Home construction in Maine is a multi-phase process. Plan for 9–18 months total.

Here’s a typical Maine custom build timeline:

Phase	Duration	Notes
Design & Permits	3–6 months	Architects, engineer plans, town review
Permitting	1–3 months	Winter delays are common in Maine
Foundation & Site	1–2 months	Weather-dependent; avoid winter starts
Framing	2–3 months	Rough-in utilities, inspections
MEP (Mechanical/Electrical/Plumbing)	2–3 months	Coordination with trades
Interior Finishes	2–3 months	Drywall, flooring, cabinetry, paint
Final Inspections & Certificate of Occupancy	2–4 weeks	Inspection of all systems

Seasonality matters in Maine:

• Best start: Spring/early summer (May–June), so framing completes before winter.

• Winter builds: Possible but slower and more expensive due to weather protection, heating, and logistics.

• Permitting delays: Town offices move slowly in January–February and near holidays.

Action step:

• Align your timeline with school calendars, job transitions, or lease expirations.

• If you need to move in by a specific date, plan backward and communicate that constraint to your builder upfront.

• Build flexibility into your expectations—Maine winters always surprise.

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5. Outline Your Lifestyle Priorities 🏠

A great custom home isn’t just beautiful—it fits how you actually live.

Think about your daily routines:

Work-From-Home?

• Dedicated office with a door and natural light?

• Separate from main living areas?

• Good WiFi infrastructure?

Aging-In-Place?

• Single-floor primary suite?

• Walk-in showers (no tubs)?

• Wider hallways for mobility?

• Accessible entryways?

Young Families?

• Open kitchen overlooking playroom?

• Durable, easy-to-clean finishes?

• Mudroom with cubbies for gear?

• Outdoor play space visibility?

Entertaining?

• Large kitchen island for prep?

• Seamless flow to outdoor dining?

• Butler’s pantry or bar area?

Maine-Specific Lifestyle Features:

• Mudroom with bench seating and cubbies: Non-negotiable for Maine winters. Kids, dogs, snow gear—it all lands here.

• Durable finishes: Coastal homes face salt air; choose siding, hardware, and deck materials rated for Maine’s harsh climate.

• Energy efficiency: High heating bills are real. Smart thermostats, superior insulation, and efficient windows pay for themselves in 5–7 years.

• Outdoor living: Maine summers are short and precious. A covered porch, deck, or patio extends your season.

Action step: Walk through your typical week. Where do you spend the most time? Where do pain points exist in your current home? Your builder can design around these realities.

6. Research Local Regulations 📄

This is the unglamorous but critical step. Zoning and building codes determine what’s actually possible on your lot.

Maine-Specific Regulations:

Coastal Setback Laws (If Within 250 Feet of Water):

• New structures must be at least 75 feet from the high-water line.

• Steeper slopes or erosion risks? Add 100+ feet.

• Decks, patios, and docks may also be subject to setbacks.

Shoreland Zoning:

• Any activity within 75 feet of a stream, 250 feet of a pond, or touching tidal water is regulated by state and local rules.

• Tree clearing is capped at 25% of lot area in some zones.

• Variance applications exist, but take time and cost money.

Building Codes:

• Maine Uniform Building and Energy Code governs construction standards.

• Certificate of Occupancy requires final inspection confirming compliance.

Local Zoning:

• Minimum lot size and frontage requirements

• Setback distances from property lines

• Height and footprint restrictions

• Homeowner Association rules (CC&Rs), if applicable

Action step:

• Contact your town’s code enforcement officer or planning board—they’re your best resource.

• Request a zoning map and any applicable setback rules before finalizing lot purchase.

• Budget $200–$500 for variances if your ideal site doesn’t perfectly conform.

• Ask your builder: “What’s your experience with [your town]'s permitting process?”

7. Gather Inspiration & Prepare Questions 🎨

Come to your builder meeting with a visual and written roadmap.

Build Your Inspiration Collection:

• Pinterest boards: Organize by category (kitchens, bathrooms, exteriors, coastal design).

• Photos and magazine clippings: What catches your eye? Analyze patterns. Do you love natural wood, modern minimalism, or farmhouse charm?

• Virtual tours: Many builders post home videos on YouTube or their websites. Study layouts and flow.

• Competitors’ portfolios: Look at other Maine builders’ work. What design language resonates?

Prepare 3–5 Specific Questions: Instead of vague questions, ask:

• “What’s your experience building in [specific Maine town], especially with coastal permitting?”

• “How do you handle the design phase? Will we work with an architect, and what does that cost?”

• “What’s your typical draw schedule and contingency plan for Maine winters?”

• “How do you handle changes mid-build, and what’s the process?”

• “Can you introduce me to 2–3 past clients I can contact?”

Red flags to watch for:

• Builder can’t answer specific Maine regulatory questions.

• Pushes you to decide everything immediately.

• Vague about the budget or timeline.

• No references or portfolio available.

Action step: Share your inspiration collection and questions with your spouse/family before the meeting. You should all be on the same page about style, priorities, and deal-breakers.

The Checklist: Fill This Out Before Your First Builder Meeting

Use this as a reference as you prepare:

• Budget: Determined the total cost and financing method

• Must-haves list: Created and prioritized

• Site evaluation: Completed (soil, septic, well, terrain)

• Timeline: Mapped out; aligned with life events

• Lifestyle priorities: Documented (work-from-home, entertaining, aging-in-place, etc.)

• Zoning & regulations: Researched with the town; setbacks confirmed

• Inspiration: Collected photos and prepared 3–5 questions

• References: Asked past clients to interview

• Contingency buffer: Built 10–20% into the budget for surprises

• Maine-specific features: Planned for mudroom, energy efficiency, and coastal durability

  
  

Download the complete printable Excel checklist here

Pre-Build Checklist.xlsx

Download XLSX • 18KB

Ready to Get Started?

You’ve done the prep work. You know your budget, your priorities, and your lot’s constraints. Now it’s time to find a builder who gets Maine, understands your vision, and has the craftsmanship to deliver it.

At Generations Custom Homes, we believe the best builds start with informed homeowners. We’re here to answer your questions, guide you through the process, and transform your dream into a home built to last generations.