Frequently Asked Questions

Yes, it is entirely legal. Under the Georgia owner builder exemption, property owners can act as their own general contractor. The exemption requires you to build the home for your own use and occupancy — not with the intent to sell or lease. See 'Can I sell the home later?' below for the 24-month rule your county will typically enforce.

When pulling your permit, you must sign an owner-builder affidavit with your county. This document legally confirms you are managing the project yourself and accepting full responsibility for the build.

Yes. The law requires you to build the home for your own use. If you intend to sell or lease the property immediately upon completion, you do not qualify for the exemption and must hire a licensed general contractor.

Yes, you can sell the home later. However, selling within 24 months of certificate of occupancy can trigger county review, and in some counties can retroactively void your owner-builder exemption. Plan to hold at least 24 months.

Violating the owner-builder affidavit—such as hiring an unlicensed builder to act as a shadow GC—can result in stop-work orders, civil penalties, fines, and the revocation of your building permit. Fraudulent violations can escalate to misdemeanor charges.

A general contractor typically charges 15–25% of the total project cost to manage a build. On a $350,000 home, that means $52,000 to $87,500 in savings that stays in your pocket or goes toward better finishes.

Many local Georgia banks and credit unions offer specific owner-builder construction loans. These loans operate similarly to traditional construction loans but require you to present a highly organized budget and timeline to prove the project is viable.

Most lenders require a 20% equity position for an owner-builder loan. If you already own your land outright, the value of that land often counts toward your required down payment.

A draw schedule is the timeline your lender uses to release funds during construction. Funds are released in stages (e.g., after the foundation is poured, after framing is complete) following an inspection to verify the work is done.

You must carry a Course of Construction (Builder's Risk) policy to protect the structure during the build. You must also ensure every subcontractor you hire carries their own General Liability and Workers' Compensation insurance.

Expect to spend 10–20 hours per week managing the project during active construction. This time is spent scheduling trades, ordering materials, tracking costs, and meeting inspectors on site.

Yes, many owner-builders work full-time. However, you need flexibility to take phone calls during the day and the ability to visit the job site in the mornings, evenings, or on lunch breaks.

A typical owner-built home in Georgia takes 10–18 months from permit approval to the final certificate of occupancy. Custom designs or rural builds with complex site prep may take longer.

Delays are normal in construction due to weather or trade availability. As the owner-builder, you absorb the impact of delays by adjusting the schedule for subsequent trades and managing your construction loan timeline.

No prior construction experience is required. Your role is project management—hiring the right people, scheduling them in sequence, and tracking the budget. You are not physically swinging the hammer.

We help you evaluate bids and understand what to look for in a qualified trade. You can also find reliable subs by visiting local building supply yards, asking for referrals, and checking references from recent jobs.

In Georgia, electrical, plumbing, and HVAC contractors must hold valid state licenses. Framers, roofers, drywallers, and painters do not require a state license, though they still need insurance.

Your county building inspector will review the work at key milestones (foundation, rough-in, final) to ensure it meets code. For quality control beyond basic code compliance, we provide guidance on what to look for before paying a sub.

The biggest mistakes are starting without a realistic budget, failing to verify subcontractor insurance, and scheduling trades out of sequence. A poorly planned build can quickly erase your projected savings.

If you are highly stressed by unexpected changes, lack the cash reserves for a 10–15% contingency, or cannot dedicate at least 10 hours a week to the project, you should hire a general contractor.

As the owner-builder, you are responsible for solving problems. If a sub makes a mistake or a material delivery is delayed, you must coordinate the solution and adjust the schedule accordingly.