Orinoco Homes – Frequently Asked Questions (FAQ)

General Questions

  1. What type of homes does Orinoco Homes build?
    We specialize in custom and semi-custom single-family homes. Whether you’re building your forever home, an investment property, an ADU, or a barndominium, we can design and build to fit your needs.

  2. Can Orinoco Homes build a new home on my lot in Houston or nearby cities?
    Yes, we can build on your lot in Houston, Sugar Land, Richmond, Needville, Beasley, Brookshire, Rosenberg, Katy, and many other surrounding areas. If you don’t see your city listed on our service map, reach out to us — chances are we can build there too.

  3. Does Orinoco Homes have available lots to build on, or do you offer rent-to-build options?
    Yes. Orinoco Homes has access to available lots in the Greater Houston area where we can build your dream home. If you already own land, we can also build directly on your lot. 

  4. Do you also offer remodeling services?
    Yes, in addition to new construction we offer remodeling and renovation services. From small upgrades like bathtub-to-shower conversions to larger projects like patio extensions, kitchen remodels, or wall removals (both load-bearing and non-load-bearing), we can help transform your home.

  5. Can you demolish an existing home and build a new one?
    Yes. If you own a property with an older or outdated home, we can coordinate the demolition of the existing structure and build your new home in its place.

  6. How long does it take to build a home?
    On average, homes take 6 to 10 months from the start of construction, depending on size, design, and permitting.

  7. How many homes do you build at once?
    We intentionally limit the number of projects we take on so each client gets personalized attention and a smoother experience.

Specialty Builds

  1. Do you build ADUs (Accessory Dwelling Units)?
    Yes, we build ADUs, sometimes called “mother-in-law suites” or “guest houses.” These units are perfect for extended family, rental income, or home offices.

  2. Do you build barndominiums?
    Yes, we build barndominiums (barndos) — metal-structure homes that combine open living space with storage, workshops, or barns. They’re versatile, affordable, and increasingly popular in Texas.

  3. Are ADUs and barndominiums customizable?
    Absolutely. We can design layouts that meet your needs, whether for living, rental, or work use.

Pricing & Budget

  1. How much does it cost to build a custom home in Houston per square foot?
    At Orinoco Homes, pricing starts at $140 per total square foot. This is a solid starting point and can increase depending on the finishes you choose, such as flooring, countertops, and fixtures. Every home includes allowances so you can customize plumbing, electrical, cabinets, paint colors, and more to fit your style and budget. This starting price includes many of our most popular standard features, such as:

    >American-made Acme Brick front exterior and James Hardie® siding
    >Stainless steel appliance package including a built-in wall oven, gas cooktop, dishwasher, and microwave
    >10’ ceilings in main living areas and 9’ ceilings in guest rooms
    >Granite or quartz countertops and tiled backsplash in the kitchen
    >42” cabinets with adjustable shelves and crown molding
    >Energy-efficient double-pane Low-E windows and high-efficiency Carrier® HVAC system
    >Frameless owner’s retreat shower with James Hardie® backerboard

    Do your prices include allowances?

  2. Yes. When we provide a price, it includes allowances for plumbing and electrical fixtures, flooring, countertops, cabinets, hardware, and paint or stain colors.

  3. Can I upgrade finishes beyond the allowances?
    Absolutely. You can select higher-end finishes, and we’ll adjust the budget accordingly.

  4. Are there hidden costs I should expect?
    We pride ourselves on transparency. Your price will clearly outline what is included, with allowances for selections, so there are no surprises.

  5. Do you build for investors?
    Yes. We are investor-friendly and often build homes specifically for the Build-to-Rent (B2R) strategy.

Financing

  1. Do I need construction financing?
    Yes, most clients use a construction-to-permanent loan, also called a one-time close loan, which allows you to close once for both construction and permanent financing.

  2. Do you have preferred lenders?
    Yes, we are already approved with several local lenders as a preferred builder. However, if you already have a lender, we are happy to work with them as well.

  3. Do you work with cash buyers?
    Yes, we can also work with buyers who prefer to pay cash.

Warranty & Quality

  1. Do you provide a warranty?
    Yes, every home comes with:

  • 1-year workmanship warranty

  • 2-year mechanical systems warranty (plumbing, HVAC, electrical)

  • 10-year structural warranty

  1. Do you recommend third-party inspections?
    Yes, we encourage you to hire a third-party inspector for an extra set of eyes throughout the building process.

  2. Are your homes energy efficient?
    Yes, we build to meet or exceed local energy codes, and offer energy-efficient upgrades.

  3. How do you ensure quality?
    We work with trusted local trades, perform internal inspections, and welcome independent third-party reviews.

Design & Customization

  1. Can I customize my floorplan?
    Yes, we can design from scratch or modify existing plans to fit your needs.

  2. Can I choose my finishes?
    Absolutely. You’ll have flexibility in selecting flooring, countertops, cabinets, fixtures, and more.

  3. Do you offer interior design assistance?
    Yes, we can guide you through selections and provide recommendations based on your style and budget.

  4. Can I make changes once construction has started?
    Yes, but changes may affect costs and timelines. We’ll discuss options with you before moving forward.

  5. Can I build a modern or farmhouse-style home?
    Yes, we build in a variety of styles — traditional, modern, farmhouse, transitional, and more.

Process

  1. What’s the first step to getting started?
    The first step is a consultation to discuss your vision, budget, and timeline.

  2. Do you help with permitting?
    Yes, we handle the permitting process with local jurisdictions.

  3. Do I need HOA approval to build?
    If you’re building in a subdivision with a homeowners’ association (HOA), you may need HOA approval for your design. We will help coordinate and submit all required documents to get approval.

  4. How often will I get updates during construction?
    We provide regular progress updates and welcome you to visit the site at key milestones.

  5. Can I walk the home while it’s under construction?
    Yes, we encourage walkthroughs at various stages, such as framing, mechanical installation, and before drywall.

  6. What inspections are performed during construction?
    City/county inspections are required at each stage, and we recommend hiring a third-party inspector for additional assurance.

Rural Builds & Utilities

  1. Do you build in rural areas?
    Yes, we build in both subdivisions and rural tracts. Building in rural areas may require different utility setups.

  2. Will I need a septic system?
    If your property is not connected to a municipal sewer system, you will likely need a septic system. We will help coordinate design and installation.

  3. Do rural homes require a water well?
    Yes, in areas without city water, a private water well will be needed. We will coordinate with licensed well contractors to install one.

  4. How is gas supplied in rural homes?
    In rural areas without natural gas lines, most homes use propane tanks for cooking, heating, and hot water. We can prepare the home for propane and coordinate installation.

Investment & Resale

  1. Do you work with real estate investors?
    Yes, we partner with investors for build-to-rent and build-to-sell opportunities.

  2. Are Orinoco Homes good for rental properties?
    Yes, we design homes that are both durable and attractive for renters, maximizing long-term value.

  3. What’s the resale value of an Orinoco Home?
    Our homes are built with quality materials and modern designs, which helps maintain strong resale value.

Remodeling Services

  1. Do you handle small remodeling projects?
    Yes, we can take on smaller remodels such as bathtub-to-shower conversions, fixture updates, or flooring upgrades.

  2. Can you extend my patio or outdoor living space?
    Yes, we specialize in patio extensions and outdoor living spaces, including kitchens and covered areas.

  3. Do you remove walls during remodels?
    Yes, we handle both load-bearing and non-load-bearing wall removals to create open-concept spaces.

  4. Can I live in my home during a remodel?
    In many cases, yes. For larger remodels, temporary relocation may be recommended depending on the scope of work.

Other Common Questions

  1. Can you build a detached garage, workshop, or guest house?
    Yes, we can include these as part of your project.

  2. Do you build pools or outdoor living spaces?
    We can coordinate with pool and landscape contractors to deliver a complete outdoor living experience.

  3. Do you only build in subdivisions, or can you build on rural land?
    We can build in subdivisions, rural tracts, or infill city lots.

  4. Do you provide design ideas if I don’t know where to start?
    Yes, we can provide sample floorplans and ideas to inspire your design.

  5. What makes Orinoco Homes different from large production builders?
    We take on fewer homes at a time, which allows for better communication, customization, and attention to detail.

  6. Are you a member of any professional builder associations?
    Yes. Orinoco Homes is a proud member of the Greater Houston Builders Association (GHBA), the Texas Association of Builders (TAB), and the National Association of Home Builders (NAHB). These memberships reflect our commitment to quality, professionalism, and staying up to date with the latest building standards and best practices.

  7. How do I contact you to start the process?
    You can reach us by phone (832)934-4298 or email: orinocohomes@gmail.com