Building a house is one of the biggest projects in life. It requires not only financial resources, but also careful planning, consistent decisions, and an understanding of the entire construction process. Whether you hire a contractor or manage the work yourself, it is essential to know how the construction process works from start to finish.
In this article, we will take a detailed look at all the steps involved in building a house, from the paperwork to the handover of the keys. You will learn what you need to prepare before starting work, what decisions need to be made at each stage, and what mistakes even experienced builders often make.
1. Preparatory stage – documents, design, and permits
Building a house always starts with legal and design preparations, not with digging. Even if you have a plot of land, that doesn’t mean you can grab a shovel and start working. First, you need to make sure that the land allows you to build a residential house and what restrictions apply.
The most important step is to check the land use planning documents. This can be done at the municipal office, on the website regia.lt, or by consulting an architect. If everything is in order, the project preparation can begin. Here you can choose from several options: order an individual project or use a catalog project if it is suitable for your specific plot.
The project must be prepared by a certified designer, who coordinates the documents with the municipality and, if necessary, with other institutions (heritage protection, environmental protection, etc.). Once the project has been prepared, an application for a building permit is submitted. This can be done through the Infostatyba system, and the permit is issued by the municipal administration.
In addition, in some cases, technical conditions are required, for example, if you plan to connect to the city’s electricity, water, or sewage networks. At this stage, it is important to define the construction budget right away – the project will allow you to realistically estimate the costs.
2. Design and conditions of engineering networks
A house without engineering networks is just a box. Therefore, before starting construction work, it is necessary to take care of the planning of electricity, water, sewage, heating, and ventilation systems. This stage is closely related to the first one, as some engineering systems affect the project itself – their location, connection method, or necessity may change the planned structure of the house.
If you plan to connect to central city or district networks, you will need to obtain connection conditions from service providers – ESO (electricity), Vilniaus Vandenys, Kauno Vandenys, or other local suppliers. These conditions indicate where and how you can connect, what requirements apply, and what costs are expected.
In cases where it is not possible to connect to centralized networks, alternatives must be considered – an individual water well, a biological wastewater treatment plant, or a local sewage system. In this case, it is necessary to ensure that the project complies with all STR requirements, otherwise you will not be able to complete the construction.
Properly planned engineering systems help to avoid costly corrections at later stages. For example, if you forget to plan the sewer route from the kitchen, you may have to tear up the floor later. Therefore, at this stage, it is particularly useful to consult not only with an architect, but also with an engineer or contractor with practical experience.
3. Foundation installation
The foundation is the basis of the house, both literally and figuratively. The quality, type, and accuracy of their installation determine the entire future structure: its stability, tightness, and durability. Therefore, this stage must be carried out with the utmost responsibility, using not only qualified workers but also engineering preparation.
Before starting to pour the foundation, it is necessary to carry out soil tests. This allows you to find out what type of soil is on the site, what its bearing layer is, whether there is groundwater, and whether drainage is necessary. Based on this, the optimal type of foundation is designed: strip, pile, bored, slab, or combined. Improperly selected foundations can later lead to cracks in the walls or settling of the floor.
Once the type of foundation has been determined, excavation work is carried out, reinforcement is laid, formwork systems are installed, and concrete is poured. It is essential to ensure waterproofing against ground moisture and, if there is a risk of frost, adequate thermal insulation.
At this stage, it is particularly important to take care of the installation of utility connections—electricity, water, and sewage—if their route is planned to run under the foundation. If the foundations are concreted without these connections, it will be necessary to drill or dismantle the structures later, which is not only expensive but also technically risky.
Even the installation of a simple house foundation is not a matter of a few days. It is necessary to wait for the concrete to cure properly, follow the watering and hardening regimes, and monitor weather conditions. The most important thing is not to rush into the next stage of construction too quickly.
4. Construction of load-bearing structures
Once the foundations are in place and properly cured, one of the most impressive and visually striking stages of construction begins – the construction of load-bearing structures. At this stage, the house “takes shape” – walls are erected, floors are formed, and structural elements are installed, which determine the stability and durability of the building.
Depending on the technology chosen, walls can be built from blocks (ceramic, gas silicate, concrete), formed from wood, or assembled from reinforced concrete slabs. Each option has its own advantages, but the most important thing is to ensure that all work is carried out according to the design, taking into account loads, load-bearing zones, and the tightness of joints.
Along with the construction of walls, door and window openings are formed if windows or doors are planned. This is especially important to prevent the structure from sagging or cracking over time. Next, floors are installed – reinforced concrete slabs, monolithic concrete or wooden beams, depending on the structural solution.
If the building has two floors or an attic, the staircase can already be formed at this stage, although the actual finishing will be done later. The more carefully everything is installed at this stage, the fewer problems there will be with creaking floors, cracking walls, or deformation of partitions later on.
Another important task at this stage is to prepare the roof structures, which means laying the mauerlat (support beam), concreting the anchors and other fastening elements that will ensure that the roof remains stable even in strong winds.
This stage requires not only strong hands, but also constant supervision by a construction manager or technical supervisor. Every millimeter matters here, because an improperly formed angle or a crooked wall can affect all other structures.
5. Roofing and window installation
Once the main supporting structures are in place, it’s time to move on to roofing and window installation – the stage where the house becomes “dry.” This marks an important turning point in construction: from now on, most processes can be carried out in any weather, as the structure is already protected from rain and snow.
Roof structure and covering
Roof installation begins with the installation of rafters or purlins, which form the basic shape of the roof. This structure must not only be precise and level, but also mechanically strong – it is one of the most important elements protecting the entire house from the effects of the atmosphere.
After the rafters are laid, a roof underlay is installed, often OSB boards or a special covering, on top of which waterproofing (film, diffusion membrane) is placed. Then the roof covering of the selected materials is installed: tiles, sheet metal, slate, bituminous shingles, or even a roof covering with integrated solar modules.
Equally important is the rainwater drainage system: gutters, downpipes and their connections, which must ensure that water does not run onto the foundation or facade, but is properly directed away from the building.
Installation of windows and doors
Once the roof is covered, you can start installing windows and exterior doors. This is a very important stage, as windows determine both the amount of light in the rooms and the thermal and sound insulation. Incorrectly installed windows can cause condensation, cold bridges, or even mold problems.
For window installation, it is necessary to use sealing foam, waterproofing strips, and diffusion films, and the openings themselves must be prepared with precision—they must have the correct slope, a smooth surface, and sturdy lintels. After installation, the gaps between the windows are sealed and the windows are temporarily protected from damage during other work.
At this stage, the building is already taking on the appearance of a home – it is protected from external influences, and interior engineering work can begin. If necessary, it can even be locked up for a short time. This is why the roof and window stage marks the “completion of the structural frame.”
6. Internal and external engineering work
Once the roof is covered and the windows and doors are installed, the house becomes a “closed shell,” which means that one of the most important and planning-intensive stages can begin – the installation of engineering networks. This work is carried out both inside and outside, and often at the same time.
Electrical installation
One of the first tasks is to lay out the internal electrical installation. Cable routes, sockets, switches, lighting points, alarm and automation lines are installed. It is necessary to plan in advance where household appliances, light fixtures, electric blinds, or smart systems will be located, as it will be difficult to make adjustments later on once the surfaces have been plastered.
Water supply and drainage
Along with electricity, plumbing communications are also installed – water supply pipes, heating pipes, and sewer lines. It is necessary to carefully plan where the bathrooms, kitchen area, laundry room, boiler room, or boiler will be located. Pipes are often installed in the floor, so everything must be in place before the floor is concreted or heated floors are installed.
Heating system
Next, the heating system is installed – underfloor heating, radiators, or a stove. The type of heating must be clear at the design stage: whether it will be an air-water heat pump, a gas boiler, geothermal heating, or a stove. This determines all other system connections and the rooms where the equipment needs to be installed.
Ventilation and heat recovery
A modern house is unimaginable without a ventilation system, especially if the building is A++ class. Most often, a recuperation system is installed, which ensures the supply of fresh air and heat recovery. At this stage, air ducts, air diffusers, and the location of the recuperator are installed.
External connections
At the same time, external connections to networks – water, sewage, electricity, internet – are also taken care of. If you use a well or local sewage system, these devices must also be installed at this stage.
This stage of construction is extremely important, as it determines the comfort of your future life and the energy efficiency of your home. Coordination between different tradesmen is very important here, as pipes, cables, and duct routes must be coordinated with each other so that they do not interfere with other stages of construction.
7. Interior finishing
Once the engineering systems have been installed and tested, one of the longest but most visually pleasing stages begins – interior finishing. It is at this point that the house takes on a personal character and becomes not just a building, but a home where you can imagine yourself living.
Preparation of walls and ceilings
First, plastering and filling work is carried out to level the surfaces. This determines not only the aesthetic appearance, but also how well the paint or wallpaper will adhere. Plastering is often done in several layers, with sanding in between, making it one of the most time-consuming processes.
Ceilings can be made of plasterboard, left plastered, or installed as stretch ceilings. In each case, it is necessary to plan the lighting solutions in advance—spotlights, LED strips, or light fixtures must be coordinated before the final finish.
Floor installation
The next important step is the floor covering. If underfloor heating has been installed, it is necessary to observe the technological breaks until the floor concrete has completely dried. Then, the selected floor coverings are installed: tiles, parquet, vinyl, laminate, or carpet. It is important to choose the right materials for each room, taking into account factors such as humidity, heat, and load.
Bathroom and kitchen equipment
At the same time, plumbing installation work is carried out – toilets, washbasins, showers, bathtubs, washing machines, and boilers are connected. Kitchen furniture is also installed, and household appliances and plumbing fixtures are installed. This stage requires meticulous work by skilled craftsmen, as improperly installed equipment will cause constant inconvenience later on.
Painting and final finishing
Walls are painted or covered with wallpaper, and interior doors, baseboards, and moldings are installed. Light fixtures, sockets, and switches are installed. Everything is coordinated, and the details become important: do the door handles match the interior, does the color of the baseboards match the walls, are the light fixtures hung correctly?
Interior finishing requires not only a sense of aesthetics, but also consistent work planning – because a delayed decision may mean that already installed surfaces will have to be dismantled. This is where it usually becomes apparent whether the builder had a clear vision from the outset.
8. Completion of construction and registration
When all the work has been completed and the house looks and functions as planned, it is time to legally formalize the completion of construction. This is the last but very important stage – without it, you will not be able to officially use the building for its intended purpose, declare your place of residence, or obtain real estate documents from the Registry Center.
Declaration of completion of construction
The most important document at this stage is the declaration of completion of construction, which confirms that the building has been constructed in accordance with the design and applicable legislation. This declaration can be submitted by the builder themselves via the Infostatyba system, but often requires assistance from the designer or technical supervisor, especially if any changes have been made.
The declaration specifies the start and end dates of construction, the materials used, the type of building, and the solutions implemented. The declaration must be accompanied by additional documents, if applicable, e.g., a certificate of construction without significant deviations if minor changes have been made, or new drawings.
Cadastral data file
Before submitting the declaration, it is necessary to prepare a cadastral data file, which is prepared by a surveyor. It shall indicate the exact location of the building on the plot, its volume, height, area, and the architectural solutions implemented. Without this document, the Register Center will not accept the building for registration.
Important note: if the actual version of the building differs from the project, minor changes must be formalized or the project documentation must be corrected. Otherwise, the entire registration process may be suspended.
Registration in the Real Estate Register
Once the declaration has been approved, the cadastral file has been prepared, and all documents have been coordinated, an application can be submitted to the Registry Center to register the building as a completed structure. From that moment on, your house becomes an officially registered residential building – you can declare your place of residence there, sell it, mortgage it or inherit it without any additional obstacles.
Important to know: once the building is registered, you are also responsible for its maintenance, so you should take care of warranty conditions, insurance, and documentation for regular inspections, if applicable.
The most common mistakes made by builders and how to avoid them
Building a house is not just a physical process, but a chain of many decisions, where every action affects the entire project.
Even with careful planning, builders cannot avoid certain mistakes that later cost nerves, time, and money. By knowing what mistakes are most common, you can avoid them at the beginning of construction.
Unplanned changes during the project
One of the most common problems is spontaneous decisions during construction that are not included in the project. For example, a window is installed in the wrong place, or it is decided to move the sanitary facilities after the floor has been laid. Such changes not only cost extra, but can also have consequences when the construction is completed—you will need to obtain certificates for minor deviations, and sometimes even modify the project.
Uncertain sequence of works
Works are carried out without a clear sequence—this is a very common mistake made by novice builders. Without a precise work plan, windows may be installed before the roof is finished, or walls may be painted before the water is turned on. Such confusion leads to duplication of work, damage, and additional costs.
Inappropriate choice of contractors
People play a big role in construction. If unqualified or unreliable contractors are chosen for the work, problems arise in all areas: poor materials, defects, delays, lack of guarantees. Often, saving money at the selection stage turns into expensive repairs a year or two later.
Failure to prepare documents on time
Technical conditions, permits, declarations, cadastral files – all of this is often put off until the last minute. However, in reality, without these documents, it is impossible to start laying the foundations or complete the building. The entire process can come to a standstill due to missing or incorrect documents, even if the house is already physically standing.
Overly optimistic budget
Finally, many builders underestimate the real costs. The budget does not include minor works, foundation drainage, tool rental, design corrections, or even finishing elements such as fences, lighting fixtures, and outdoor stairs. Therefore, exceeding the initial budget by 15–25% is not an exception, but almost the norm.
There is only one thing that can help you avoid these mistakes: planning and consultation. It is better to spend a day talking to a designer, construction supervisor, or independent expert than to spend weeks dealing with problems later on.
Need help?
If you are planning to build a house and want all stages – from paperwork to keys – to be clear, controlled, and free of unpleasant surprises, contact the stav.lt team. We will help you prepare for the project, evaluate engineering solutions, take care of the paperwork, supervise the construction, and help you successfully complete the entire process. Build with peace of mind—we will take care of everything to ensure that your house truly becomes your fortress.