Pre-Construction Checklist for New Homes in Livingston, TN

Planning a new home is exciting, but the weeks before excavation are where most budgets and timelines are won or lost. We have built and renovated homes across the Upper Cumberland, and we see the same pattern every year: when the land, paperwork, utilities, and selections are prepared early, construction stays predictable. When they are not, you can end up paying for delays, redesigns, and change orders that no one wanted.

This pre construction checklist Livingston TN families can use is a practical roadmap for what to confirm before breaking ground. We cover new home site readiness, survey and soil test items, utility planning for a new build, driveway and access, and the construction selections timeline that keeps your build moving once framing starts.

We are based in Cookeville and regularly work in and around Livingston, so we will also point out a few local considerations that matter in this area, like rural utilities, septic feasibility, and access planning for heavier equipment.

1) Land readiness: confirm the lot can actually support your plan

Before you fall in love with a set of plans or a view, verify that the land can support the home you want to build. This is the foundation of any before building a house checklist, and it is where many “surprises” originate.

Start with restrictions, easements, and setbacks

Even rural properties can come with constraints. We recommend you confirm the following early:

• Deed restrictions and HOA rules (if applicable). Some neighborhoods restrict home size, exterior materials, or outbuildings.
• Utility easements and access easements. Easements can limit where you can place the house, driveway, septic field, or even a future garage.
• Setbacks from property lines, creeks, and road right-of-way. These can affect buildable area more than most people expect.

If you are unsure what to look for, we can review these items during the planning phase through our Home Design & Planning process so the design fits the site, not the other way around.

Walk the site like a builder, not just a buyer

When we walk a Livingston homesite with a family, we look for practical buildability clues:

• Slope and drainage patterns after rainfall (where water naturally runs and collects)
• Rock outcrops and signs of shallow bedrock
• Existing trees you want to preserve, and trees that may need removal for the footprint and construction access
• Natural high points that can reduce fill and improve long-term drainage
• A realistic driveway route that a concrete truck and framing delivery can use

Verify zoning and permitting pathway

Permitting details vary by exact location, and Livingston-area builds may involve county requirements depending on where your lot sits. At a minimum, confirm:

• Whether the property is in a city or county jurisdiction
• What permits are required for building, septic, electrical, and driveway access
• Whether there are special rules for flood-prone areas or creek-adjacent lots

We always recommend treating permitting as a timeline item, not a last-minute task. Some approvals are quick, others take longer depending on documentation and workload.

2) Survey and soil test: the two documents that prevent expensive surprises

If we had to pick the two most important “paperwork” items for construction planning steps, they would be the survey and the soils evaluation. They influence your layout, foundation approach, septic feasibility, and grading plan.

Order the right type of survey

For new home construction, a basic boundary sketch is often not enough. We typically recommend a survey that includes:

• Property boundaries clearly marked
• Easements shown on the drawing
• Topography (contour lines or spot elevations), especially on sloped lots
• Existing improvements (fences, driveways, structures)

If you are financing, your lender may have specific survey requirements. Confirm those early so you do not pay twice.

Soil testing and septic feasibility (if not on sewer)

In the Livingston area, many homesites are not served by municipal sewer, so septic planning becomes a critical part of new home site readiness. A survey and soil test is not just a checkbox, it is the difference between “we can build here” and “we need a different plan.”

Soil conditions influence:

• Septic system type and size
• Drain field placement and reserve area
• Foundation design and drainage approach

Practical tip from our experience: do not assume a beautiful back yard is the best drain field location. We have seen lots where the best septic area was on a side slope or a less obvious section of the property. Planning around this early can save thousands and preserve the yard you actually want to use.

Use soils information to guide foundation and grading

Soils and site conditions also affect:

• Whether a crawlspace, slab, or basement is most practical
• How much cut and fill is needed
• Where to place downspouts, swales, and drainage outlets

Good site data helps us provide more accurate pricing and reduces mid-project changes.

3) Utilities and access: utility planning for a new build in rural Tennessee

Utilities are one of the most common sources of pre-construction delays, especially outside dense neighborhoods. Utility planning for a new build should happen earlier than most people think.

Power: confirm availability and timeline

Start with the power company and ask:

• Where the nearest transformer and service point is located
• Whether upgrades are required to support your home
• Typical lead times for new service installation

If your home design includes high-demand electrical loads (larger HVAC, workshop, EV charger, or future pool equipment), discuss that early. It is easier to plan capacity up front than retrofit later.

Water: city water vs well planning

If you have city water, confirm tap fees, meter location, and trenching responsibility. If you are planning a well:

• Verify that well drilling is allowed and practical on your lot
• Consider well location relative to septic and the home footprint
• Budget for pump, pressure tank, and potential water treatment depending on test results

We recommend testing water quality early if a well exists or is planned. It helps you plan for filtration, softeners, or other treatment without last-minute decisions.

Sewer vs septic: confirm early so the house placement works

If sewer is available, confirm connection point and any required inspections. If septic is required, coordinate septic design with your home placement and driveway. Septic layouts can conflict with:

• Future additions
• Detached garages
• Pools
• The best area for a patio or play space

Internet and cell service: plan for work-from-home reality

In the Livingston area, internet availability can vary a lot by road and neighborhood. If you work from home or have school-age kids, check:

• Fiber or cable availability at the road
• Cellular signal strength where the house will sit
• Cost to extend service to the home

We have seen families assume service is available because a neighbor has it, but the line stops short of the property. Confirming early avoids scrambling at move-in.

Driveway and construction access: build it for equipment first

Before breaking ground, confirm:

• Driveway route is cleared and staked
• Culvert sizing and ditch crossings (if needed)
• Turnaround space for larger trucks
• Temporary rock base to prevent getting stuck in wet weather

In Upper Cumberland clay soils, wet conditions can quickly turn a soft driveway into a delay. A little planning and stone up front often saves days later.

4) Financing milestones and documentation: keep the project moving

Financing is part of the before building a house checklist because it directly affects when we can order materials, schedule subcontractors, and start work. Even cash builds benefit from a clear budget and payment plan.

Construction loan readiness (if applicable)

If you are using a construction loan, ask your lender about:

• Required documents (plans, specs, budget, contract)
• Draw schedule and inspection process
• Contingency expectations (many lenders expect a buffer)
• Rules for change orders and upgrades

Insurance and risk items to confirm

Before construction starts, confirm:

• Builder’s risk coverage requirements (who carries it and what it covers)
• Liability coverage expectations
• How existing structures on the property are handled (if you are renovating)

If you are planning a renovation or addition instead of a new build, our Home Renovations & Additions team can help you plan for living-in-place logistics and coverage considerations.

Budget clarity: allowances vs fixed selections

We like to be transparent about what drives cost changes. Most budgets include a mix of:

• Fixed items (foundation, framing, roofing, core mechanical systems)
• Allowances (flooring, lighting, plumbing fixtures, cabinets, countertops, tile)

If you want to reduce surprises, convert as many allowances as possible into real selections before construction. That is a key part of a reliable construction selections timeline.

5) Construction selections timeline: what to pick before breaking ground

Selections are where your home becomes yours, but they also affect lead times and scheduling. In the last few years, we have seen lead times swing from normal to extended depending on the product category. The more you can decide early, the smoother the build.

Prioritize long lead items first

These items often impact framing, rough-ins, or delivery schedules:

• Windows and exterior doors
• Cabinets and layout decisions
• Plumbing fixtures that affect rough plumbing locations
• Specialty appliances (especially if they require specific electrical or ventilation)
• Flooring types that affect subfloor prep

Even if you do not pick every decorative detail, lock in the structural and rough-in drivers early.

Make layout decisions that affect mechanical systems

We encourage families to finalize:

• Kitchen layout (sink, range, hood, fridge location)
• Laundry layout (stacked vs side-by-side, sink, cabinetry)
• Bathroom layouts (shower sizes, tub types, toilet placement)
• HVAC zones and thermostat locations

Small changes after rough-in can be expensive because they can require rework. That is why these are core construction planning steps, not “later decisions.”

Exterior decisions that influence the build

Exterior selections are not just about looks. They affect water management and installation details:

• Roofing material and color
• Siding type (fiber cement, vinyl, wood, masonry accents)
• Brick or stone selections (if used)
• Gutter plan and downspout discharge locations

In our climate, good drainage and exterior detailing matter. We plan grading and downspout discharge so water moves away from the foundation.

Document selections in a clear spec sheet

We recommend creating a simple selections sheet that includes:

• Manufacturer and model number when possible
• Finish and color
• Supplier and ordering contact
• Target order date

This helps prevent mistakes, keeps everyone aligned, and supports lender documentation if you are financing.

6) Pre-construction planning with your builder: scope, schedule, and communication

Confirm scope in writing and clarify what is not included

The cleanest projects are the ones where everyone understands the boundaries. We like to clarify:

• What site work is included (clearing, grading, driveway base, erosion control)
• Who handles utility trenching and connection fees
• What landscaping is included at the end
• Whether fences, retaining walls, or outbuildings are part of the contract

This is not about being rigid, it is about preventing misunderstandings.

Establish a realistic schedule with decision deadlines

Every build is different, but the schedule always depends on:

• Permit approval timing
• Material lead times
• Weather and site conditions
• Inspection availability

We provide decision deadlines for selections so you are not being asked to pick tile the same week it needs to be installed.

Plan for inspections and quality control

Residential construction includes multiple inspections and checkpoints. While requirements vary, we treat quality control as ongoing:

• Verify layout and elevations before foundation work
• Confirm framing details and openings before windows arrive
• Walk rough-ins before insulation and drywall
• Review finishes with a punch list before final completion

If you are looking for a team to guide the full process, explore our New Home Construction and Custom Home Building services. We focus on clear planning, consistent communication, and craftsmanship that holds up over time.

7) Final pre-construction walkthrough: the week-before checklist we use on real projects

Right before we mobilize, we like to do a final readiness pass. This is the practical end of your pre construction checklist Livingston TN homeowners should complete.

Site and access

• House location is staked and confirmed against the survey
• Driveway access is cleared and stable enough for deliveries
• Tree clearing limits are marked (so you do not lose trees you wanted)
• Erosion control plan is ready if needed (silt fence, stabilized entrance)

Utilities and temporary needs

• Temporary power plan is confirmed (if required)
• Water source for construction is confirmed (meter, well, or temporary arrangement)
• Porta-john location is planned and accessible

Paperwork and communication

• Permits are approved and posted as required
• Insurance requirements are confirmed
• Lender draw process is understood (if applicable)
• Primary communication method is set (email, project management app, scheduled check-ins)

Selections and specs

• Long lead items are ordered (windows, doors, cabinets)
• Rough-in drivers are finalized (plumbing fixtures, appliance locations)
• Allowances and upgrade choices are documented

When these items are handled up front, the jobsite runs smoother, and you get to enjoy the fun parts of building, like seeing the framing take shape and walking through your rooms for the first time.

Conclusion: start strong so your Livingston build stays on track

If you are planning a new home near Livingston, we would be glad to help you turn this checklist into a clear plan. Reach out through our Home Design & Planning process or talk with us about Residential Construction Services so we can review your land, your goals, and the smartest next steps before construction begins.