Thinking about building a new home in Bargersville? The chance to design your space is exciting, but the timeline can feel unclear. You want to plan confidently, avoid delays, and know who does what from permits to move-in. This guide breaks down each phase, explains local approvals, and shares practical tips to keep your build on track. Let’s dive in.
New construction timeline at a glance
If you are working with a production builder on a prepared lot, you typically see about 4 to 9 months from foundation start to move-in. From contract signing to move-in, plan for roughly 6 to 12 months. Custom homes or complex lots can run 9 to 18 months or longer. Your exact timeline depends on permits, weather, builder workload, utilities, and change orders.
Phase-by-phase timeline in Bargersville
Pre-construction and lot due diligence (2–8+ weeks)
You will choose a lot, confirm setbacks and easements, and verify utilities. Order a boundary survey and a soils or percolation test if the property will use septic. Review HOA or neighborhood design rules. Select your builder and discuss financing that covers the lot and construction.
Permitting and plan review (2–12+ weeks)
You or your builder will submit building and site plans to the correct jurisdiction. If the lot is inside the Town of Bargersville, the town handles permits and local utility connections. If the lot is in unincorporated Johnson County, the county planning and building offices review your plans. Additional approvals can include septic, erosion or stormwater control, driveway access, and right-of-way permissions.
Site work and foundation (2–6 weeks)
Crews clear and grade the site, trench for utilities, and form and pour the foundation. Concrete needs time to cure. Weather, especially late fall through winter, can slow excavation and foundation work.
Framing and exterior shell (3–8 weeks)
The structure goes up, including framing, roof, sheathing, and windows and doors. The goal is to get the home “dried in,” which protects interior work from weather.
Rough mechanicals, plumbing, and electrical (2–6 weeks)
Trades install rough plumbing, HVAC, and electrical. Required rough inspections follow. Passing inspections keeps the project moving on schedule.
Insulation, drywall, and interior prep (2–6 weeks)
Insulation is installed and inspected. Then drywall is hung, taped, and sanded. After this step, the space really starts to look like a home.
Interior finishes and trim (3–10 weeks)
Cabinets, countertops, tile, flooring, trim, and paint are completed. Lead times for items like custom windows, cabinetry, appliances, and HVAC equipment can influence this phase, so ordering early helps.
Exterior finishes and landscaping (2–6+ weeks, often overlapping)
Siding, driveways, sidewalks, and final grading occur here. Seeding or sod may wait for favorable weather. Some exterior items can be scheduled to overlap interior work.
Final inspections, CO, and move-in (1–4 weeks)
You will have final inspections by the building department and any other required inspectors, such as the health department for septic. Once the home passes, the Certificate of Occupancy (CO) is issued. Your lender may also require a final inspection for the last draw and permanent mortgage conversion.
Permits and inspections: who does what
Confirm your jurisdiction early
- Inside Town of Bargersville: The town’s building department and planning office handle building permits, zoning, right-of-way, and municipal utility tap processes.
- Unincorporated Johnson County: The Johnson County Planning and Building departments handle permits, zoning approvals, stormwater controls, and plan review.
If your home will use a septic system, the Johnson County Health Department oversees percolation testing, septic design, and inspections.
Typical inspection sequence
- Plan review approval
- Footing and foundation inspection
- Framing inspection
- Rough-in inspections for plumbing, electrical, and HVAC
- Insulation inspection
- Final inspections for building and mechanicals
- Certificate of Occupancy
Additional inspections can include septic system installation and approval, stormwater erosion control, and separate utility meter or connection checks.
Who to contact
- Town of Bargersville: Building permits, planning and zoning, municipal water and sewer taps
- Johnson County Planning and Building: Plan submittals, stormwater and erosion control, variances
- Johnson County Health Department: Septic permits and inspections
- Indiana Department of Homeland Security: State building code adoption and standards
- Local utility providers: Electric, natural gas, water, and sewer connection processes and schedules
- Your HOA: Architectural design review and approvals
Key timeline drivers in Johnson County
Plan completeness and review backlog
Incomplete or non-code-compliant plans trigger resubmittals and add weeks. Local office workloads vary through the year, so a plan review backlog can lengthen your start date. Ask your builder to submit complete, code-compliant plans and to monitor review status closely.
Builder availability and workforce
High demand and subcontractor shortages can push start dates and extend phase durations. Ask for a written schedule with milestone dates and allowances for weather and plan review.
Indiana weather and seasonality
Frozen ground, snow, and spring rains affect excavation, concrete, exterior work, and landscaping. Expect slower progress November through March. Spring and fall can also be busy for inspections and contractor schedules.
Utility connections and taps
Scheduling water and sewer taps or new electric service can be a bottleneck, especially if extending lines or setting new poles. Have your builder coordinate early with utility providers.
Site conditions and septic
High water tables, rock, unstable soils, steep slopes, wetlands, or tree preservation add time and cost. Septic reviews, including percolation tests and alternative designs for poor soils, can take several weeks.
Inspection scheduling and change orders
Inspectors have limited windows. Missed or failed inspections require rework and reinspection time. Mid-build change orders often add procurement time and can delay multiple trades.
Supply chain and lead times
Long-lead items, including windows, cabinets, and HVAC equipment, should be ordered early. Your builder should track order dates and delivery windows and adjust the schedule as needed.
Financing and closing basics
Construction loans and draws
Many buyers use a construction-to-permanent loan or a stand-alone construction loan that converts to a mortgage later. Lenders release funds in draws tied to completed phases. Each draw usually requires a lender inspection or third-party verification, which can add a few days to a week.
Some loans include an interest reserve that covers interest during construction. Ask your lender when interim interest is due and when your permanent mortgage payments begin.
Final mortgage closing and title
Final closing often occurs around the time the Certificate of Occupancy is issued. Your lender may require punch-list items to be complete. Title work needs to show proper lien releases and correct vesting.
Buyer checklist and timeline tips
Before you sign
- Confirm whether your lot is inside the Town of Bargersville or in unincorporated Johnson County.
- Ask the builder for a typical timeline for your model on your lot type, plus a written schedule with milestone dates and weather or permit allowances.
- Review the builder’s construction contract, change order process, warranty terms, and insurance certificates.
- Verify utilities and expected tap or impact fees; ask the builder to list anticipated fees.
- Order a boundary survey and, if needed, a soils or percolation test.
- Check HOA design review timelines and requirements.
During construction
- Set a weekly communication cadence and confirm your single point of contact.
- Track long-lead items like windows, cabinets, and HVAC equipment, and confirm order dates.
- Request the draw schedule and clarify which inspections your lender requires.
- Confirm who schedules municipal inspections and who pays permit and connection fees.
- Attend key walkthroughs when invited, such as framing, pre-drywall, and final.
Near completion
- Schedule a pre-final walkthrough to create a punch list. Most fixes are addressed within 30 to 90 days.
- Gather final documents: Certificate of Occupancy (or Temporary CO), lien waivers, warranties, appliance manuals, and any as-built plans required.
Plan a smart move-in date
Build in a 10 to 20 percent time cushion for permits, weather, inspections, and change orders. Avoid scheduling movers or ending a lease the same week as your target CO. A little buffer reduces stress if a final inspection or utility hookup takes longer than expected.
Local seasons and your timeline
Central Indiana winters can slow excavation and foundation work, and spring rains often affect grading and landscaping. Exterior items like driveways, sidewalks, and sod are more reliable in fair weather. If you start in late fall, plan for longer site work and consider sequencing interior finishes while waiting for exterior windows.
Ready to map your timeline?
You deserve a smooth build and a clear plan from contract to keys. If you want help evaluating lots, comparing build schedules, or coordinating a smart move-in date, reach out to our local team. We bring a consultative, education-first approach that helps you make confident decisions. Connect with Chaggar & White Realty to request your personalized market consultation.
FAQs
How long does new construction in Bargersville take?
- For most production homes on prepared lots, expect 6 to 12 months from contract to move-in. Custom builds or complex lots usually take 9 to 18 months or longer.
Who handles permits and inspections in Bargersville?
- Your builder typically pulls permits and schedules inspections, but confirm in writing who pays fees and manages scheduling with the town or county.
What is a Certificate of Occupancy and why does it matter?
- A Certificate of Occupancy is official approval that your home meets code and is safe to occupy. Moving in without a required CO is not allowed and can create legal and insurance risks.
When does the final mortgage closing usually occur?
- Final closing often happens when the Certificate of Occupancy is issued. Some lenders require that punch-list items be complete before funding.
What causes the biggest delays in Johnson County builds?
- Common factors include plan review backlogs, weather, utility connection timing, inspection scheduling, site or septic issues, change orders, and material lead times.
