Read This Before You Pay a Deposit

Are You Ready to Order?

A DIY builder pre-order checklist for Homestead Shell packages and SIP construction.

Most buyers who struggle during their build trace the problems back to decisions skipped before they ordered. This guide covers 5 areas to have thought through. DreamStart walks you through the rest — but these belong to you first.

Why SIPs are different from stick framing

Unlike stick-built homes where walls go up on-site and mistakes get fixed with a saw, SIP panels are factory-cut to your exact floor plan in Graettinger, Iowa. Once your order goes into production, every opening is cut. There's no changing your mind about window placement or adding a foot to the living room. The preparation you do before ordering protects the investment you're about to make.

1. Land

Own it or have it under contract

You don't need the deed in hand to start designing, but you need the property legally tied up so nobody else buys it while your plans are being drawn.

Survey or plat in hand

Your designer needs the property dimensions and legal description to produce your site plan. A recorded plat from the county is usually sufficient; a boundary survey is better.

Flood zone check complete

Check FEMA's flood map (msc.fema.gov) for your parcel. Being in a flood zone (Zone A or AE) doesn't block construction but affects your foundation design, insurance requirements, and possibly your loan.

Deed restrictions and HOA confirmed

Some rural parcels have deed restrictions prohibiting metal buildings, certain exterior finishes, or minimum square footage. Find these before you design.

Road access exists or is budgeted

Can a loaded semi truck reach your building site? If not — if you need a culvert, easement, or road grading — add that to your budget and timeline before ordering.

2. Zoning & Permits

Zoning confirmed for your intended use

Agricultural, residential, and commercial zoning have different rules for what you can build. In Missouri, many rural counties are very permissive — but verify before designing. Some counties restrict residential use on AG-zoned land.

Setback requirements known

Setbacks from property lines, roads, and waterways determine your buildable envelope. A 50-foot front setback on a 200-foot-wide lot is a very different situation than a 10-foot setback. Know your maximum footprint before you finalize dimensions.

Permit requirements researched

Missouri has no statewide residential building code, so requirements vary by county. Some counties require stamped plans and inspections; others require nothing. Call your county P&Z office before assuming.

Permit timeline estimated

Some Missouri counties issue permits in a week. Others take 6–8 weeks. If you're on a construction loan with draw deadlines, a slow permit office can throw your entire timeline off.

3. Utilities — Early Research

Know where your power will come from

Is there a utility line at your road, or are you planning an off-grid setup? You don't need it installed yet, but knowing the source affects your site layout and budget. Utility extension costs vary wildly — $5/foot in some areas, $25+/foot in others.

Know your water source (city, well, or cistern)

If you're drilling a well, research the typical depth and cost in your area. Well drilling typically costs $8,000–$20,000 depending on depth. This is a significant budget item that catches a lot of first-time builders off guard.

Understand that septic or sewer will need to be planned before construction

Septic placement has setback requirements from your building. Knowing this early prevents having to redesign your site plan after the slab is already poured. Your designer will need to account for it in the site plan.

4. Financing — Have a Plan

Know where your funding will come from

Cash, construction loan, USDA rural development loan, farm loan — you don't need an approval letter yet, but you should know which path you're on. Each has different timing and documentation requirements.

Understand that finalized drawings are typically required for a construction loan

Lenders need to see approved plans before they'll underwrite a construction loan. That's part of what the drawing process produces. DreamStart walks you through this sequence — you won't be left figuring it out alone.

Have a rough sense of your total project budget

Not just the shell — the whole project. Slab, mechanical, interior finish, and site work all add up. DreamStart can help you think through realistic total costs as part of your onboarding conversation.

5. Budget Reality Check

Your shell quote covers the structure — not everything else

The DreamStart Homestead Shell price covers SIP walls, roof system, exterior metal cladding, and windows and doors set in place. It does not include: land, site prep, foundation/slab, electrical, plumbing, HVAC, drywall, flooring, cabinets, or interior finish details.

You have a general sense of what finishing will add on top

Finishing a shell to a livable home typically costs more than the shell itself — the exact multiple depends on your finish level and local labor market. DreamStart can help you build a realistic all-in number.

DreamStart can help you think through the rest

You don't need every number locked down before you deposit. But you need a realistic sense that you can complete what you start. DreamStart walks every client through a total project cost conversation as part of the onboarding process.

Common Pre-Order Questions

Ready to Start Your Design?

If you've worked through these 5 areas and feel good about where you stand, the next step is the $9,750 design package, including a Walk Your Plans visit to walk your full-size floor plan and make final changes. Engineering stamps are coordinated only when required by your county or lender. The plans are yours to keep, even if you build elsewhere. If you've been thinking about this for years, let's get it moving.

Questions? Call or text: (816) 388-0462 · dreamstartbuilding@gmail.com