Site & Structure
- Site prep and grading
- Foundations and footings
- Framing and structural work
- Concrete, walkways and drainage
Build On Your Lot
Your lot. Our build.
Already own the land, or buying a teardown? We handle the build from feasibility through final walkthrough, with the owner on site the whole way.
Request A ConsultationBuilding on land you already own
Building on your own lot is a different project than buying a finished house. The land drives everything: what the zoning allows, how the site drains, where utilities come in, and what the setbacks let you put where. Get that part wrong and it shows up later as a redesign or a stalled permit.
Karnak works the same way on a ground up build as on a renovation. A walkthrough first, a written scope with real line items second, and the owner reachable while it is being built. VA Class A licensed, which is the tier with no dollar cap on project size, so a full custom home is pulled under the same license as everything else we do.
How A Build Runs
Six stages, each one signed off before the next starts.
- 01
Consultation & Site Visit
We walk the lot with you, talk through what you want to build, and flag anything about the site that will shape the design.
- 02
Feasibility & Plans
Zoning, setbacks, utilities and grading reviewed before drawings get finalized, so the plan fits the land it is going on.
- 03
Permitting
We handle submissions, revisions and approvals with the county, and schedule inspections as the build progresses.
- 04
Selections
Cabinetry, counters, tile, flooring, trim and fixtures chosen and locked in before they are needed, not while trades are waiting.
- 05
Construction
Site work, foundation, framing, mechanicals, finishes. Scheduled trades, a daily crew plan, and the owner on site.
- 06
Walkthrough & Close Out
We inspect the finished home together, work the punch list, and hand over documentation before calling it done.
The Finish Level
Interiors from completed Karnak projects. This is the standard a ground up build gets held to.
What We Handle
Interior Build Out
- Drywall and finishes
- Kitchens and bathrooms
- Flooring throughout
- Door and finish carpentry
Exterior & Envelope
- Roofing and underlayment
- Siding, fascia and soffit
- Windows and exterior doors
- Gutters and downspouts
Build On Your Lot Questions
I own a lot. Where do we start?
A site visit. We walk the land with you, talk through what you are trying to build, and look at the things that constrain it: zoning, setbacks, utility access, grading and trees. That conversation usually reshapes the plan before a single drawing is paid for.
Do you handle permitting?
Yes. Plan submissions, revisions, approvals and inspection scheduling are part of the project, not something handed back to you.
Can you build from plans I already have?
Yes. Bring architect drawings and we will build to them. If the plans have not been through feasibility for your specific lot yet, we will flag anything that looks like it will run into a zoning or site problem before construction starts.
What about a teardown or a rebuild?
Same process, with demolition and disposal added at the front end. If there is an existing structure, we assess what has to come out and what can stay.
How long does a ground up build take?
It depends on size, site conditions and how fast permitting moves in your county, so any number quoted before a site visit would be a guess. What we commit to is a written schedule with a confirmed start date once scope is locked.
What does it cost?
Pricing comes after the site visit and scope, in an itemized written estimate with quantities and materials. We do not publish a per square foot number because on a custom build it is meaningless until the lot and the finish level are known.
Own the lot already?
Send us the address and what you are thinking. We will set up a site visit and tell you what is realistic on that piece of land.
Request A Consultation