The Construction Process Explained: What to Expect from Start to Finish

The Construction Process at a Glance

Before we break down each stage, here is a high-level view of the construction process with typical timeframes for projects in coastal South Carolina. These ranges assume a mid-size residential project — a whole-home renovation or custom home build — and include permit processing time.

Total timeline from first meeting to project completion: 3 to 8 months for renovations, 8 to 14 months for custom home builds. The biggest variable is permitting — Horry County typically processes permits in 2 to 4 weeks, while Charleston County can take 4 to 8 weeks or longer, especially for properties in historic districts or flood zones.

Stage 1: Consultation and Site Evaluation

Every project starts with a conversation. Before we talk numbers, we need to understand what you want to accomplish, what your property can support, and what constraints exist. During the initial consultation, we cover:

• Project goals: What are you building? Why? What problems are you solving?
• Budget range: We need a realistic starting point. We will not design a $300,000 project if your budget is $150,000.
• Timeline expectations: Do you have a move-in date, a lease ending, or a seasonal deadline?
• Property conditions: Age of the home, existing structural issues, foundation type, electrical panel capacity, HVAC age.

For the site evaluation, we physically walk the property. On the coast, we are looking at specific things that inland builders may not prioritize: flood zone designation (AE, VE, X), soil conditions, drainage patterns, proximity to the marsh or oceanfront, and any OCRM setback requirements. We also check the property's survey, lot coverage limits, and setback distances — all of which determine what is physically possible on your lot.

If the project involves structural changes or an addition, we will recommend bringing in a structural engineer early. In Horry County, any structural modification requires stamped engineered drawings before a permit will be issued. Getting engineering started during the consultation phase saves weeks on the back end.

Stage 2: Estimate, Scope of Work, and Contract

After the site evaluation, we prepare a detailed estimate and scope of work. This is not a ballpark number on the back of a napkin — it is an itemized breakdown of every component of the project, including:

• Demolition and site preparation
• Foundation work (type and method based on site conditions)
• Structural framing and materials
• Roofing and exterior finishes
• Plumbing, electrical, and HVAC
• Insulation, drywall, and interior finishes
• Fixtures, cabinetry, countertops, flooring
• Permits, engineering, and inspections
• Contingency allowance (typically 10-15% of the project total)

The scope of work defines exactly what is included and what is not. This document matters more than the price because it determines what you are actually getting. A $150,000 renovation with a tight scope is a completely different project than a $150,000 renovation with a loose scope and a lot of allowances.

Once we agree on the scope and price, we execute a construction contract. South Carolina law requires a written contract for any project over $500. Our contracts include the full scope, payment schedule (tied to completion milestones, not calendar dates), projected timeline, warranty terms, and the change order process. We encourage every homeowner to read the contract thoroughly and ask questions before signing.

Stage 3: Permitting and Design

Permitting is where many homeowners are surprised by the timeline. In coastal South Carolina, the permit process is more involved than inland areas due to flood zone regulations, wind load requirements, and coastal setback rules.

What you need for a permit in Horry County

• Completed building permit application
• Two sets of construction plans (stamped by a licensed engineer for structural work)
• Site plan showing setbacks, lot coverage, and existing structures
• Flood zone determination and elevation certificate (if in a Special Flood Hazard Area)
• Floodplain development permit (for properties in zones AE or VE)
• Contractor license verification (SC License #CLG124644 for Baldwin Builders)

Standard permit review in Horry County takes 2 to 4 weeks. Georgetown County runs a similar timeline. Charleston County is slower — plan on 4 to 8 weeks, and longer if you need Board of Architectural Review approval in a historic district.

During the permitting window, we finalize design details and material selections. This is the time to choose your flooring, cabinetry, countertops, fixtures, paint colors, and tile. Making these decisions before construction starts prevents delays and change orders later. We provide a selection checklist and can connect you with our preferred suppliers for showroom visits.

Stage 4: Site Preparation and Foundation

Once the permit is in hand, construction begins. Site preparation includes clearing the work area, setting up temporary utilities, installing erosion control (required in Horry County for ground disturbance over 500 square feet), and establishing access for equipment and material deliveries.

Foundation work varies significantly along the coast:

• Slab-on-grade: The most common foundation for homes not in a flood zone. Involves compacted fill, rebar grid, vapor barrier, and a 4-inch concrete pour. Typical cost: $8,000 to $20,000 depending on size.
• Crawl space: Elevated foundation with block or poured walls. Common in areas with moderate flood risk or uneven terrain. Allows access to plumbing and HVAC under the home. Cost: $12,000 to $30,000.
• Pilings: Required in FEMA flood zones VE and often in AE zones. Homes are elevated on wood, steel, or concrete pilings driven into the ground. Piling foundations can cost $25,000 to $60,000 or more, depending on the required elevation and number of pilings.

Coastal South Carolina's sandy soil and high water tables make foundation work one of the most variable cost items. In areas like Murrells Inlet, Cherry Grove, and parts of North Myrtle Beach, we sometimes encounter water during excavation, which requires dewatering before we can pour footings. This adds $2,000 to $5,000 and a few days to the schedule.

The foundation inspection is the first required inspection in the process. The Horry County inspector verifies footing dimensions, rebar placement, elevation (for flood zone properties), and setback compliance. We do not pour concrete until the inspection passes.

Stage 5: Framing and Structural Work

Framing is when your project starts to take shape. This stage includes:

• Floor joists and subfloor (for raised foundations)
• Wall framing — exterior and interior walls
• Roof trusses or rafters
• Roof sheathing and underlayment
• Window and exterior door installation
• Exterior sheathing and house wrap

In coastal South Carolina, framing must meet current International Residential Code (IRC) wind speed requirements. For Horry County, that means designing for 130+ mph wind speeds in most areas. This translates to specific construction details that inland homes do not require:

• Hurricane straps: Metal connectors tying the roof to the walls and the walls to the foundation. Every rafter or truss gets a strap.
• Impact-rated or protected openings: In wind-borne debris regions, windows and doors must be impact-rated or protected by approved shutters.
• Continuous load path: The structure must have a continuous connection from the roof to the foundation so wind forces transfer down through the building rather than pulling it apart.
• Roof-to-wall connections: Specific nailing patterns and hardware requirements that exceed standard inland construction.

These requirements add roughly 8-12% to framing costs compared to inland construction, but they are non-negotiable along the coast. They are also the reason coastal homes perform significantly better during hurricanes than they did 20 years ago.

The framing inspection happens after all structural framing is complete but before any insulation or drywall goes up. The inspector verifies stud spacing, header sizes, hurricane strap installation, sheathing nailing patterns, and overall structural compliance with the engineered plans.

Stage 6: Mechanical Rough-Ins (Plumbing, Electrical, HVAC)

Once framing passes inspection, the mechanical trades come in. This stage is called "rough-in" because the systems are installed inside the walls and ceilings before they are covered up. All three trades — plumbing, electrical, and HVAC — work during this phase, and coordinating them is one of the most important parts of project management.

Plumbing rough-in

Supply lines and drain/waste/vent (DWV) piping are run to every fixture location. In coastal SC, we use PEX for supply lines and PVC for DWV. The plumber installs all piping based on the fixture layout — which is why your bathroom and kitchen designs need to be finalized before this stage. Moving a toilet or shower location after rough-in means cutting into framing and re-running pipe, which costs time and money.

Electrical rough-in

The electrician runs all wiring, installs boxes for outlets, switches, and fixtures, and connects the main panel. In Horry County, residential electrical must meet the 2021 National Electrical Code (NEC). Key requirements include AFCI protection for bedrooms and living areas, GFCI protection in bathrooms, kitchens, garages, and exterior locations, and tamper-resistant receptacles throughout. If your existing panel is 100 or 150 amps, a renovation is the right time to upgrade to 200 amps ($2,500 to $4,500).

HVAC rough-in

Ductwork, refrigerant lines, and drain lines are installed. Proper HVAC sizing is critical in our coastal humidity — an oversized system short-cycles and fails to dehumidify, while an undersized system runs constantly and cannot keep up on 95-degree August days. We require a Manual J load calculation on every project to size the system correctly. For additions or renovations that expand the conditioned space, a ductless mini-split ($3,500 to $6,000 installed) is often more practical than extending existing ductwork.

Each trade gets its own inspection. The plumbing rough inspection verifies pipe sizing, slope, venting, and pressure testing. The electrical rough inspection checks wire sizing, box fill, grounding, and code compliance. The HVAC rough inspection verifies duct sizing, equipment placement, and refrigerant line routing. All three must pass before insulation can be installed.

Stage 7: Insulation, Drywall, and Interior Finishes

After all rough-in inspections pass, the walls get closed up and the interior work begins. This is the longest stage of construction and where the project transforms from a construction site into a finished space.

Insulation

Coastal South Carolina falls in Climate Zone 3, which requires minimum R-13 wall insulation and R-30 ceiling insulation per the 2021 International Energy Conservation Code (IECC). For new construction, we typically install R-15 or R-19 in exterior walls and R-38 in ceilings to exceed the minimum. Spray foam insulation ($1.50 to $3.50 per square foot installed) is increasingly popular along the coast because it provides both insulation and an air barrier, which helps control moisture in our humid climate. The insulation inspection verifies coverage, R-values, and vapor barrier placement.

Drywall

After insulation passes inspection, drywall goes up. A typical home uses 1/2-inch drywall on walls and 5/8-inch on ceilings. In bathrooms, kitchens, and laundry rooms, we use moisture-resistant (green board or purple board) drywall. Drywall installation includes hanging, taping, mudding (three coats), and sanding. Expect this process to take 2 to 3 weeks for a full home, with drying time between coats.

Interior finishes

This is the phase where homeowners get excited because the space starts looking like a home. The finish sequence follows a specific order to prevent damage to completed work:

1. Interior trim and doors: Base molding, door casings, crown molding, window trim
2. Cabinetry installation: Kitchen cabinets, bathroom vanities, built-ins
3. Countertop fabrication and installation: Templated after cabinets are in, installed 1 to 2 weeks later
4. Interior painting: Walls, ceilings, and trim (2 coats minimum)
5. Flooring installation: Hardwood, tile, LVP, or carpet — installed after painting to prevent drips and damage
6. Fixture installation: Lighting, plumbing fixtures, hardware, appliances
7. Final trim details: Outlet covers, switch plates, door hardware, caulking

Stage 8: Final Inspections and Walkthrough

The final stage is where everything comes together. We schedule the final building inspection with Horry County (or whichever jurisdiction applies), which covers:

• Structural compliance with approved plans
• Electrical final — all fixtures operational, panel labeled, smoke/CO detectors installed
• Plumbing final — all fixtures functional, no leaks, proper drainage
• HVAC final — system operational, thermostat functional, proper airflow
• Fire safety — smoke detectors in every bedroom and on every level, CO detectors near sleeping areas
• Egress — proper window sizes in bedrooms, code-compliant stairs

Once the final inspection passes, the building department issues a Certificate of Occupancy (CO) for new construction or a final inspection approval for renovations. Without a CO, you cannot legally occupy a new home or addition.

The client walkthrough

Before we hand over the keys, we do a detailed walkthrough with you. We call this the "punch list" walk — we go through every room, every fixture, every surface, and every system together. You point out anything that is not right, and we document it. Common punch list items include:

• Paint touch-ups and missed spots
• Door adjustments (sticking, not latching properly)
• Caulking gaps at trim or countertops
• Minor drywall imperfections visible under certain lighting
• Grout touch-ups in tile work
• Hardware alignment on cabinets

We complete all punch list items before final payment is due. Our standard contract holds 10% of the total project cost until the punch list is resolved and you are satisfied with the work.

The Renovation Sequence: What Order to Remodel

If you are renovating an existing home rather than building new, the sequence matters just as much. Doing things out of order leads to rework, damage to finished surfaces, and wasted money. Here is the correct order for a whole-home renovation:

1. Demolition: Remove everything that is not staying. This includes flooring, cabinets, drywall (if opening walls), fixtures, and any structural elements being replaced.
2. Structural repairs: Fix or replace damaged framing, subfloor, load-bearing walls, and roof structure. This is also when you address termite damage, rot, or foundation issues — all common in older coastal homes.
3. Roofing and exterior envelope: Repair or replace the roof, siding, and windows before doing any interior work. Water intrusion during construction destroys new drywall and flooring.
4. Rough plumbing: Run new supply and drain lines while walls are open.
5. Rough electrical: Run new wiring, add circuits, upgrade the panel if needed.
6. Rough HVAC: Install or modify ductwork while ceilings and walls are open.
7. Insulation: Install after all rough-in inspections pass.
8. Drywall: Hang, tape, mud, sand.
9. Interior trim and doors: Install before painting.
10. Cabinetry and countertops: Cabinets first, then template and install countertops.
11. Painting: All walls, ceilings, and trim.
12. Flooring: Install after painting to avoid drips and foot traffic damage.
13. Fixture installation: Lights, plumbing fixtures, appliances, hardware.
14. Final cleanup and punch list.

The most common mistake homeowners make is starting with the cosmetic work they are most excited about — new kitchen cabinets, for example — before addressing structural or mechanical issues. That new $15,000 kitchen is worthless if the subfloor underneath it is rotting from a plumbing leak that should have been fixed first.

Can You Live in Your Home During Construction?

This is one of the most common questions we get, and the answer depends entirely on the scope of the project.

You can usually stay for:

• Single bathroom remodel: If you have another bathroom in the house, this is manageable. Expect dust, noise, and limited access to that part of the home for 3 to 6 weeks.
• Kitchen remodel: Doable but uncomfortable. Set up a temporary kitchen with a microwave, mini fridge, and coffee maker in another room. Plan on eating out more than usual for 6 to 12 weeks.
• Room addition: Most ground-level additions are built from the outside in. You can stay in the home while the addition is framed and enclosed, though expect noise, vibration, and construction traffic.
• Exterior work: Roofing, siding, windows, and exterior painting rarely require you to leave, though roofing creates significant noise.

You should plan to move out for:

• Whole-home renovation: When every room is being touched, there is no safe or comfortable area to occupy. Dust from demolition and drywall gets everywhere, even with containment barriers.
• Structural work: If we are removing load-bearing walls, replacing the subfloor, or lifting the house for foundation work, the home is not safe to occupy.
• Full electrical or plumbing replacement: These projects require the power or water to be off for extended periods.
• Second-story additions: The roof is removed during this work. You cannot live in a home with no roof.
• Mold or asbestos remediation: Safety regulations prohibit occupancy during abatement.

If you need to move out, plan for temporary housing costs in your project budget. In the Myrtle Beach area, a short-term rental runs $1,500 to $3,500 per month depending on the season. Summer rates (June through August) are significantly higher due to tourist demand, so timing your renovation to avoid peak season can save thousands in temporary housing costs.

Understanding Change Orders

A change order is a written amendment to the original construction contract. It modifies the scope, adjusts the price, and may extend the timeline. Change orders happen on almost every project, and understanding how they work protects both you and your contractor.

Common reasons for change orders

• Homeowner-requested changes: You decide mid-project to add a window, upgrade countertops from laminate to quartz, or reconfigure a room layout. These are elective changes.
• Unforeseen conditions: We open a wall and find termite damage, hidden water damage, outdated wiring that does not meet code, or a plumbing configuration that was not visible during the initial assessment. These are discovery-based changes.
• Code requirements: The building inspector identifies something that must be addressed to meet current code. Older coastal homes often have electrical, plumbing, or structural elements that were code-compliant when built but do not meet today's standards.
• Material availability: Your selected tile is backordered for 12 weeks, and you choose a different (more or less expensive) option.

How we handle change orders

When a change is needed, we prepare a written change order that includes:

• A clear description of the changed work
• The cost difference (increase or decrease)
• The impact on the project timeline
• Any effect on other parts of the project

Both parties sign the change order before the work is performed. We never proceed with changed work on a verbal agreement — that leads to disputes about what was agreed to and what it was supposed to cost. A signed change order protects everyone.

Change orders are the number one cause of construction budget overruns. The best way to minimize them is to finalize all your material selections, design decisions, and layout preferences before construction begins. The time to change your mind about the kitchen layout is during the design phase, not after the plumber has rough-in piping in the slab.

How Long Does Construction Take?

Here are realistic timelines for common project types in the Grand Strand and Lowcountry, from permit approval to final inspection:

Factors that extend timelines in coastal SC

• Hurricane season (June - November): Active tropical weather does not stop construction, but a direct storm hit or sustained heavy rain can delay work by 1 to 3 weeks per event. We build weather contingency into every project schedule.
• Flood zone permitting: Properties in FEMA zones AE or VE require additional permit reviews, elevation certificates, and sometimes OCRM coordination. This can add 2 to 4 weeks to the permitting phase.
• Material lead times: Custom windows, specialty siding, imported tile, and semi-custom cabinetry all have lead times ranging from 4 to 12 weeks. We order long-lead items immediately after contract signing to avoid delays.
• Inspection scheduling: During busy construction periods (spring and early summer), Horry County inspection wait times can stretch from 1-2 days to 3-5 days. We schedule inspections as early as possible to stay on track.
• Subcontractor availability: The coastal SC construction market is competitive. Scheduling electricians, plumbers, and HVAC contractors during peak season requires advance planning and strong trade relationships.

The single biggest thing you can do to keep your project on schedule is make decisions early and stick with them. Every time a material selection changes mid-project or a design decision gets reversed, it creates a ripple effect through the schedule. Decide once, decide early, and build.