Home is Personal
Make it Yours
Custom home builds and renovations in Midland, Michigan—serving the Tri-Cities and beyond.
HOME BUILDER MIDLAND, MICHIGAN
Create a Space Where Memories Are Made
…It’s where you celebrate first birthdays and graduation parties, holidays and the day-to-day.
But when your lifestyle changes and your home doesn’t, it’s easier to focus on what’s wrong with your home than what memories you can make inside it.
At Orvosh Builders, we want to help you craft a home for life as it’s truly lived—one you can enjoy with your family for years to come.
Personal Communication
You’ll work with the same point person on your project from start to finish. They’re available for all your questions and concerns, on and off the jobsite.
Detail Oriented
It’s not just any home—it’s your home. That’s why we treat it with personalized care, whether we’re creating initial drafts or installing drywall.
Custom, Not Cookie-Cutter
We’ve never built the same house twice. Our designs will fit you and only you, using the highest quality materials that we use in our own homes.
Our Services
Custom Home Builds
Ready to start from scratch? We’ll help you say welcome home all over again.
Home Exteriors
Refresh your roofing, siding, or windows to keep your family safe and your energy bills low.
Outdoor Living
Enjoy the great Michigan outdoors with a custom patio or deck you can use year round.
Custom Home Builds
Ready to start from scratch? We’ll help you say welcome home all over again.
Home Exteriors
Refresh your roofing, siding, or windows to keep your family safe and your energy bills low.
Outdoor Living
Enjoy the great Michigan outdoors with a custom patio or deck you can use year round.
Our Process
Consult
Through initial conversations and walkthroughs, we’ll get a sense of what you need out of your forever home.
Concept
We’ll provide conceptual renderings of your project down to the smallest detail.
Construct
Our team will get to work on your customized project—with clear communication and quality materials every step of the way.
Our Latest Projects
What Your Neighbors Are Saying
Terry V.
Four Seasons Room Renovation
Orvosh Builders did an excellent job of creating a warm and relaxing environment that will be enjoyed for many, many years.
We can’t say enough to describe how well the entire construction experience was for us.
Veronica H.
Custom Home build
From start to finish, every detail was perfect. Orvosh Builders are like family now. I know we have a quality built home. You won’t be disappointed.
David B.
Addition & Remodel
We used Orvosh twice for a major addition and remodel. It’s easier and costs less to do it right the first time. Will use again for another project here in mid-Michigan.
FAQ
How long will my project take?
The timeline for your project will depend on a few factors, including weather, material availability, and the scope of your project. Room renovations typically take 4-8 months, while custom homes can take up to a year. Roofing projects can typically be done within 5 days, while siding and windows will take around 4-8 weeks.
What specializations do you have?
We’ve been in business in Midland for over 35 years, and are recognized by the Home Builders Association and the National Association of Home Builders.
How much will my project cost?
The cost of your project will depend on the scope of work and the market price of the materials you need. A member of our team will walk through pricing with you before we get started on your project, and we’ll do our best to keep the project on budget throughout the timeline.
What should I expect when I receive a quote?
We have two budget formats for projects:
- Fixed price or closed book budgets outline selection items as allowances and give a total price at the bottom. The benefit of using Fixed Price is to control costs and stay on budget so you are only focused on your selections. If a change in scope is needed, then a change order would be submitted outlining the new scope, time and cost
adjustments. If there are over-budget and under-budget items along the way (outside of allowances),
those costs are our responsibility unless the scope was changed. Draws are set at fixed points of
completion based on the project cost to date which will be shown in your contract. This is the most
common format used because it manages costs and allows for cost control on selections keeping us
on-schedule and on-budget. - Cost plus or open book budgets is when you are given a budget breakdown, so you see the costs of each section. A projected cost is signed and approved with the contract, but the actual costs are billed throughout. If the project comes under budget, then you would receive these savings. If it
is over budget, you would be required to pay the difference along the way. Draws are set up based
on actual costs to us and relayed back to you with our markup/margin attached. This system works well when the budget is flexible, the economy is unstable, there are many unknowns within the
project or when the customer tends to exceed allowances or change the scope often.
What is the process for making changes or customizations during the building process?
Change orders are formal documents outlining scope changes, cost implications, and potential project extensions. While typically discouraged, we understand adjustments may arise during the building process. Great care and thought goes into ensuring the best outcome during our custom home pre-construction process. Changes can disrupt this action, leading to miscommunications and cause other unforeseen complications. Before any adjustments, we will create and submit a change order, which must be signed and paid in full before resuming work.
What does project wrap-up look like?
Towards the end of the project, the remaining items that need to be done are broken down into two key categories: Punchlist and Warranty. It is important to understand these categories, so everyone remains on the
same page through the end of the project.
- Punchlist: These are defined as items that need to be completed before the completion of the
project, with the expectation these will be completed before you move in. These items will be
tracked through your project manager, so the customer and project team remain in sync about what
is on that list. Incomplete Punchlist items may be subject to withholding an agreed upon dollar
amount at the end of the project if left incomplete at move-in. - Warranty: These are defined as items that are not intended to be completed prior to closing and move-in. Your contract will outline your warranty duration. We always encourage you to contact
us through our software for issues, even after the warranty has expired. Our team and trade partners may be able to help you with the correct resolution through a variety of means. These items do not delay the final payment because they are covered by your warranty.
If you are questioning why certain items were put into a specific category, reach out to your project manager directly for a discussion.
What warranties are included?
Before you submit a request for warranty coverage, we recommend you live in your home for the full cycle of seasons (about 18 months) to let the house acclimate to your lifestyle. Keep track of potential issues by sending in requests along the way so they are not forgotten. Once an agreed upon time has been
set, we can plan the repairs accordingly and have the right supplies, tools, and team members there for a quick resolution.
- Common Warranty and non-Warranty items:
Items that are not covered (in most cases): Appliances, landscaping, concrete cracks (unless there is noticeable vertical change), drywall cracks or nail-pops in areas without temperature and humidity controls, items already covered by a manufacturer’s warranty, repairs needed through normal wear and tear or neglect and damages covered by insurance. - Items that are covered (in most cases): Major structural defects (note that this is different than allowable tolerances), exterior components (loose shingles, siding and paint touchups), drywall cracks or nail pops in temperature and humidity-controlled spaces, cracked grout joints in tile, cabinet door adjustments and interior/exterior door adjustments.
Are there any specific building materials or construction techniques used to improve energy efficiency and sustainability?
We constantly fine-tune our process to give you exceptional results while keeping up with current trends. We understand that homeowners like you look for ways to improve energy efficiency in your home and save money on your energy bills. We’ve optimized our process to help your home work for you, especially during hot Michigan summers and cold northern winters.
Some great products we incorporate in our builds are:
• Engineered framing members like LSL studs
• Advanced framing techniques for better insulation and structural integrity
• Hybrid insulation practices using multiple types of insulation reducing the thermal
bridge, air sealing the envelope and helping to reduce sound transmission through the
walls
• High efficiency equipment with a HERS rating for final testing and verification
How will you ensure that the home is built to meet local building codes and regulations?
Your project manager will pull all the appropriate building permits and conduct necessary inspections before and after the project. In addition to those inspections, we have our own checklists for various stages of construction to ensure quality that is above and beyond applicable codes.
By Orvosh always strives to exceed code but there may be some instances that might cause minor inconveniences like water pressure and electrical supply fluctuations based on how you use your home. We collect information upfront to try and eliminate these potential issues. For the best outcome, please complete all the requested paperwork promptly with as many details as you can so we can address future issues upfront. Also note, some aspects of remodeling will not allow us to bring everything up to current code, but it is grandfathered in and accepted by the inspector.
What measures are taken to ensure the structural integrity and durability of my home?
Our projects are meticulously designed during the initial stages. We work closely with our engineers to design the structural steel, floor systems and roof trusses. Then we consider floor loads and other point loads that are anticipated like stone fireplaces and large solid surface islands. The standard process is to over-design these members to help future-proof your home so it will be ready for various upgrades down the road and stand the test of time. This process may be altered by the consent of the customer if these practices do not meet their budget. We always advise to take our suggestions for this process and disclose any potential areas you are planning large floor loads (in writing) so they can also be accounted for.
What options are available for landscaping and outdoor amenities, such as patios or decks?
Planning for outdoor landscaping and coordinating amenities is always in your best interest, even if it is only a future plan. Paying for a quality landscape plan is recommended. This allows us to minimize costs you might have once you are in the landscaping or outdoor phase. Proper planning for landscape lighting controls, gas lines to outdoor appliances, electrical circuits, and water lines for outbuildings are just some examples of how we can make your complete project flow efficiently.
How will you handle any unexpected issues or delays that may arise during construction?
These issues are not uncommon, especially considering current supply chain issues. Completing your selections upfront and ahead of schedule is always a great way to stay proactive. Most issues tend to arise from not knowing final products or unexpected delays in items that are normally available. Special order items will often have a long lead time and should be addressed as early as possible. If items arrive too early, they may be damaged or not eligible for
returns, so we try to manage our orders according to when they will be installed. Remember, we are in this together and will do our best to keep the project on schedule and on budget!
Can I visit the construction site to see the progress of my home, and will I have access to a project manager or point of contact for questions?
We encourage your involvement throughout the project and site visits can be helpful to see our progress. It is always recommended to contact your project manager to schedule a time to walk-through during normal business hours so we can address any of your questions. Misdirected communication to on-site team members can hinder productivity and lead to work stoppage and confusion, so this process will eliminate those potential issues. Please direct any comments or requests to your project manager. For the most effective communication, use our software to ensure visibility and clarity. You will receive your project manager’s contact details for direct communication. Regular office hours are available if needed. Our goal is to keep you satisfied and prevent miscommunication.
What is the process for selecting finishes, fixtures, and appliances for the home?
Making selections is often the most stressful part of the project for both parties. Your project manager or selections coordinator is ultimately responsible for giving you notice about upcoming selections. When possible, we use automated processes though our software to notify you about any selections. If your project has a selections coordinator, they will give you advice and track selections. Otherwise, you can send a message in our software about your final selections. This process may vary based on what type of project structure you have. We always encourage you to stay within our network of preferred vendors to make sure we can fully control the project and leverage our buying power to get things done in a cost-effective manner and timely fashion.
Most projects have a budgeted amount of time set aside for selection meetings with our designer, as specified in your contract. These hours can be used in a variety of ways or even credited back to you if they are not used. Common ways to use the hours are as follows: researching new products you recommend, site or office meetings going over products and/or colors, and meetings scheduled at our preferred vendor’s showrooms. If you are using your own Interior Designer, it is helpful for us to meet with them (in-person or virtually) so we can connect and discuss details of each party’s process and involvement. Keeping everyone on the same page will eliminate potential unforeseen problems. The process we have is very systematic so changes in traditional procedures can often cause unexpected miscommunications.
Will the home come with any built-in technology or smart home features?
All our customers are encouraged to visit our friends at The Tech Laboratory in Midland. Their showroom was designed to walk you through a variety of technology options to help guide what you want to incorporate in your project. It is important to plan ahead with technology to keep your home futureproof and design the various options into your project so they don’t turn into afterthoughts. The most common misconception is that everything is going wireless. We always recommend pre-wiring for speakers, internet, and AV. This will reduce the drag on your Wi-Fi keeping it fast and reliable for your wireless devices. It will also increase speeds and quality for AV ensuring your products perform to the best of their abilities in the future.
Are there any additional fees or expenses I should be aware of beyond the initial cost of construction?
Additional costs that are not often included in your contract are Lot/Land, Appliances and Landscaping (including outdoor amenities), unless noted otherwise in your contract. Our goal is to eliminate additional costs owed by our customers. The main reason why we don’t include those costs unless requested by the customer is to reduce costs that we don’t directly control or warranty.
How will the final walkthrough and inspection be conducted before closing on the home?
Upon completion of the punchlist, you will conduct a final walkthrough with your project manager. At this meeting we will walk through the project and make any final notes and give you an orientation of how to properly use your home. During this process we will complete our final walkthrough paperwork, and have you sign off that this was completed and accepted. A closing document will be prepared for you that summarizes the financials of the project which includes your final selections, actual allowance expenditures, and payments made. Then we will submit your final invoice. When using a financing institution, we will then make the final submission for payment. If there is an outstanding balance beyond what is due from your lender, or if the project is self- funded, we will collect the final payment at this time.
Can you provide information about the builder's insurance coverage and liability protection?
We recommend you inform your insurance provider of the project once you are confident it will move forward. This allows them time to update your policy with the necessary coverage. If you do not notify them prior to starting, they may have to use a third party which will limit your coverage options and cost you more money.
The builder’s insurance will cover all items not installed on the project. Once it is installed, the homeowner’s coverage will be the responsible party for any damages unless it was proven to be neglect from the builder or their subcontractors. Acts of God will be the responsibility of the homeowner’s insurance as well. It is always recommended to discuss the details of this process with your insurance agent and ask any questions upfront, prior to signing the contract.
What support and resources are available to homeowners after moving into the new home, such as maintenance tips or warranty services?
Our office and staff are always available to help you along the way after completion. Using our software is always the best way to submit questions or potential warranty requests so our entire team can help you. It is helpful for our team to know if there are any issues so we can work towards a resolution. We also track them to adjust future processes to avoid any common issues. Depending on the situation, we may be able to help even if your project is out of warranty status.