HOW WE WORK
Structured for clarity. Built for peace.
At Northern Neck Homes, we believe the best building experiences begin with clear expectations — not surprises.
We build exceptional homes in Virginia’s Northern Neck, and we do so with a commitment to transparency, steady communication, and professional structure from start to finish.
1. Pre-Construction Planning
Every successful custom home begins with a structured planning phase.
Before entering into a construction agreement, we operate under a Pre-Construction Services Agreement designed to align scope, budget, and expectations before breaking ground.
This phase includes:
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Plan and constructability review
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Preliminary budgeting and cost analysis
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Site evaluation and coordination
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Specification guidance
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Scheduling development
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Permit pathway discussion
The pre-construction fee is $5,000, with $2,500 credited toward the construction agreement if executed within 90 days.
This process reduces surprises, improves financial clarity, and ensures both parties are aligned before construction begins.
2. Our Construction Model
We build on a cost-plus basis.
This means you pay:
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The actual cost of construction (labor and materials)
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Plus a builder fee of 18%
All materials are billed at supplier invoice cost.
This structure provides:
✔ Full transparency
✔ Real-time budget awareness
✔ Flexibility as selections evolve
✔ Clear documentation throughout the project
We do not bundle pricing or hide markups.
3. Financial Structure & Project Funding
To protect schedule and maintain steady progress:
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An initial project deposit is required
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Project funds are maintained in advance of upcoming costs
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We provide regular, documented invoicing
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Work continues only when supported by available funding
This structure ensures trades are paid promptly and the project moves forward without interruption.
4. Decision & Change Management
Timely decisions protect both schedule and budget.
We schedule selections carefully and request approvals within defined timeframes to avoid delays.
Changes are welcomed, but:
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All changes are documented through written change orders
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Larger changes must be funded prior to execution
This keeps projects predictable and organized.
5. Who We Work With Best
Our ideal clients:
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Value transparency
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Respect documented agreements
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Make timely decisions
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Appreciate professional structure
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Seek a smooth, well-managed building experience
We don’t chase projects.
We build long-term relationships based on clarity and mutual respect.
Why This Matters
Clear expectations reduce misunderstandings.
Reduced misunderstandings lower stress.
Lower stress creates a better building experience.
At Northern Neck Homes, we build more than houses — we build confidence, clarity,
and peace of mind.
