Step 1: Initiation

Q: I’m interested in buying land and building a home on it. What does this process generally look like, and how long does it take?

A: The first step is to explore available land with your local realtor—Jess is a licensed agent with Cruz Bay Realty and can guide you through this process. Consider factors like slope, access, and the stunning views that drew you to St. John.

The next step is to find an architect to design your plans. Click here to see a selection of local architects, as well as remote professionals who specialize in designing for the VI. Our pre-construction services can assist you in evaluating the feasibility of your project, determining the size of your home, and estimating associated costs. Once the plans are complete, you'll proceed with filing for a building permit.

Keep in mind that the drawing and permit approval process can take several months. Overall, you can expect about 1.5 years for a new build, depending on the size and location of your home.

Q: Building costs on St. John appear to be higher than those in the States. Why is this? I’m hearing $800-$1,000 per square foot, is this correct?

A: Yes, building costs on St. John are generally higher than on the mainland U.S. due to several factors. The island's remote location increases transportation costs for materials, while the tropical climate requires specialized construction techniques and materials. Labor costs can also be elevated due to the limited availability of skilled workers.

A price range of $800 to $1,000 per square foot for a masonry home is typical for new construction, but actual costs may vary based on project specifics, such as design complexity and material choices. It’s essential to have detailed discussions with your contractor and architect to better understand your project's costs.

Step 2: planning

Q: What is pre-construction, and why are these services necessary?

A: Pre-construction is essential for thorough planning before work begins. It allows builders to provide input on design, budgeting, scope, and scheduling. Key benefits include:

• Risk Mitigation: Identifying challenges early to prevent costly changes.

• Cost Management: Accurate budgeting to keep finances on track.

• Design Clarity: Clearer design goals through early collaboration.

• Time Efficiency: Streamlined planning for quicker project completion.

• Quality Assurance: Ensures high standards and client satisfaction.

• Overall, pre-construction saves time, money, and reduces stress, leading to a smoother, successful build.

Q: Where do materials come from, do you purchase locally or ship from the States?

A: Most materials are sourced from the States and shipped to St. John due to limited local supply options. For new builds, it’s beneficial to order lumber packages and bulk materials from the States to ensure we have everything needed and to better manage shipping schedules. For smaller projects, we often source materials locally, supporting island businesses.

Q: I have rough pricing based on square foot costs; how can I get a more accurate estimate once my plans are underway or completed?

A: Estimating build costs typically involves a two- or three-step process. Initially, we provide basic high-low estimates based on square footage (part of our pre-construction services). With rough plans, we move to a preliminary estimate, and finally, we offer a detailed estimate once your plans and selections are finalized with your architect.

• Preliminary Estimate: The goal of a preliminary estimate is to give homeowners a starting point for budgeting and planning before more detailed design work is completed. A typical preliminary estimate will include a general cost range for the project, including rough estimates for materials, labor, and a basic project scope. It offers an initial timeline and outlines key tasks, allowances, and exclusions.

• Detailed estimate: A detailed construction estimate includes a comprehensive breakdown of costs such as materials, labor, equipment, permits, site preparation, and contingencies. It outlines the project's scope and timeline, ensuring transparency for clients. This process can be time-consuming due to the need to obtain quotes from subcontractors.

Q: I've received two very different estimates; why is that?

A: This is a common question! Consider how each estimate was obtained—was it a professional, detailed estimate or just a "ballpark" figure? Evaluate if all job aspects—materials, delivery, labor, and potential delays—were included. Our estimates cover essential services that others may overlook, such as cleanup, trucking, project management, and material acquisition. We prioritize quality over speed, believing that thorough planning and attention to detail lead to a more successful project.

Step 3: EXECUTION

Q: I've reviewed your estimate, and I’m ready to build! What are the next steps?

A: Great! If your building plans are finalized, we can proceed. If not, we can work on finalizing them while obtaining your building permit. We'll draft an Agreement for Services that details the project scope, terms, schedule, estimated price, compensation, change orders, insurance, and permitting. Once you review and sign the contract and pay the deposit, your project will be scheduled, and we'll start the material acquisition process.

Q: Do I have to apply for my own building permit?

A: No, you won’t need to apply for your own building permit. Your architect will handle the entire process for you, including picking up the stamped plans and permits from St Thomas.

Step 4: MONITORING

Q: Now that my build is underway, how will you manage my project? Will I receive regular updates or pictures?

A: At 340 Construction, we prioritize excellent communication and transparency for a successful project. Our project management team will track your budget, project cash flow, and construction schedule, coordinate material procurement and shipping, and log progress photos. We'll keep you informed and share all relevant information throughout the process to ensure you're always in the loop.

Step 5: COMPLETION

Q: When the project is complete, is 340 Construction available to ensure a smooth transition into my new home?

A: Absolutely! We’ll provide you with all final bills and statements confirming the completion of the work. Our team is dedicated to ensuring you’re satisfied with the final outcome. We’re glad to provide recommendations for property management companies if you decide to pursue short-term rentals. Above all, we look forward to welcoming you to our island community!