Building with Osprey Homes follows a clear path from first conversation to move-in. Here is what to expect at each stage.
1. Find your home or lot
Browse available homes for move-in ready and under-construction options, or choose a floor plan and an available lot in Pinnacle. We will confirm pricing and timing for the combination you want. Prefer your own lot? We build on your lot anywhere in the Treasure Valley, with one of our plans or a custom design.
2. Reserve and sign
Non-refundable earnest money holds your home while we prepare the purchase agreement: 5% of the price for a home we build for you, and 1% for a spec home that is already under construction or complete. Financing pre-approval is required at signing. Fulcrum Home Loans is our preferred lender, and we can recommend other lenders if you want to shop rates.
3. Design selections
Over two or three meetings with Kenna, our interior designer, and McKay, you choose exterior materials and colors, cabinetry, countertops, flooring, tile, fixtures, and lighting. Non-structural changes to the plan are settled here too.
4. Construction
Excavation, foundation, framing, mechanicals, drywall, finishes: about six months from excavation to closing. Our first homes took 193 to 194 days. You get a weekly email update throughout, and a pre-drywall walkthrough with your construction manager before the walls are covered, so you can see the systems inside them and call out anything that does not match what you expected while it is still easy to change.
5. New Homeowner Orientation
Before closing, your construction manager walks you through the finished home: how it lives, where the water shut-off valves are, how the furnace operates, the overall layout, and your questions along the way. Together we list any items to be completed or transferred to the warranty department, and you sign off on that list.
6. Closing
We welcome you to your Osprey home, review the items from your orientation, sign off the completed ones, hand you your homeowner manual, and walk through how the warranty process works. Then the keys are yours.
7. After you move in: the 1-2-3 warranty
Every Osprey home comes with three tiers of coverage, each counted from closing.
Year one: workmanship and materials
Covers defects in materials and workmanship for one full year from closing. This is the broadest year of coverage and applies to the finished, visible, and functional elements of your home. Common examples:
- Roof coverings and flashing
- Siding, trim, and exterior finishes
- Drywall and interior trim
- Cabinets and countertops
- Interior and exterior doors and hardware
- Windows and screens
- Flooring: tile, hardwood, and carpet
- Concrete flatwork
- Gutters and downspouts
- Garage door and opener
- Builder-installed appliances (also under manufacturer warranty)
Year two: systems
Covers the distribution of the electrical, plumbing, and mechanical systems for two full years from closing. Year two narrows to the systems that move power, water, and conditioned air through your home: the parts you do not see (wiring runs, supply pipes, and ductwork), not the fixtures and finishes at the end of them, which are covered in year one. Common examples:
- Electrical distribution: wiring that fails to carry its designated load (not receptacles, switches, or breakers after year one)
- Plumbing distribution: water and gas supply pipes and warrantable leaks within the lines
- Mechanical distribution: ductwork that comes unattached, and HVAC distribution defects
- Fireplace: the fireplace system. Cosmetic damage is covered only if noted on the New Homeowner Orientation list
Year three: structural
Protects designated load-bearing elements for three full years from closing. The structural warranty covers failure of a designated load-bearing element that affects its load-bearing function to the point that the home becomes unsafe or unlivable. It is not a cosmetic warranty; normal shrinkage cracks in concrete or mortar are not structural defects. Designated load-bearing elements include:
- Foundation systems
- Load-bearing walls
- Beams, headers, girders, and lintels
- Structural columns
- Roof framing
- Masonry arches (excluding normal shrinkage cracks in mortar)
To submit a warranty request, use the Homeowners page.