The Path to Ownership: A Comprehensive Guide to Planning and Building a Monolithic Dome Home

Creating a dome home is a unique and rewarding experience—but like any custom home, it requires careful planning and informed decisions at every stage. Whether you’re just beginning to explore the possibilities or are ready to move forward, this guide walks you through the practical steps involved in turning your dream into a resilient, energy-efficient Monolithic Dome home.

While every potential dome owner’s path will be unique, we recommend following these steps, generally in the order listed. Of course, some steps may overlap. For instance, you might begin researching dome designs, exploring potential home sites, and reviewing floor plans all at once. That’s perfectly fine—as long as each task is completed thoroughly and thoughtfully.

Table of Contents

1. Preliminary Research
2. Find Potential Building Sites
3. Research Your Desired Property
4. Plan Your Home
5. Design Your Home
6. Obtain Loan Preapproval
7. Obtain Financing
8. Obtain a Building Permit
9. Obtain Certified Engineering
10. Request a Project Proposal
11. Hire A Contractor or Builder
12. Being Your Own Contractor
13. Interior Finishes and Millwork
14. Interior Construction
15. Sample Custom Dome Home Timeline
16. Plan Landscaping and Exterior Finishes
17. Final Thoughts

1. Preliminary Research

If you haven’t already done it, begin by learning all you can about the product you want: the Monolithic Dome. This website is a great place to start. You will find a catalog of floor plans, technical articles about Monolithic Dome benefits and variations of design. There are also many feature stories about dome homes, profiles of residential projects, a construction blog, and books for sale.

You can sign up for the Monolithic Dome Builders Workshop if you plan to build your own dome, or simply wish to be as involved as possible in the construction. You can come to our annual Monolithic Dome Research Park Tour—there are usually four or five houses available to tour each year at our headquarters in Italy, Texas.

We recommend the book, Dome Living: A Creative Guide For Planning Your Monolithic Dream Home, to anyone dreaming about a Monolithic Dome Home of their own.

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2. Find Potential Building Sites

One of the first major steps toward building your Monolithic Dome home is selecting the land. The easiest way to begin is by working with a real estate agent, land broker, developer, or local lender familiar with the area where you’d like to build.

Online tools can also be helpful. The Realtors Land Institute (RLI), a division of the National Association of Realtors, offers listings for undeveloped properties and farmland, along with a directory of member land brokers. Another good resource is Farms.com, which links to Land and Farm listings.

Still, there’s no substitute for getting out and exploring the area yourself. Drive through neighborhoods, talk to locals, and keep your eyes open. Some of the best opportunities are found by word of mouth or simply by spotting an overlooked property with potential. Ask around—friends, coworkers, even your barber or barista. You never know who might have a lead on that perfect weedy lot just waiting to be transformed.

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3. Research Your Desired Property

The broker, developer, or seller will likely provide basic documents about the property—like a plat, a survey, and any restrictions. But don’t stop there. Do your own homework. Call the county. Visit your county’s website. Talk to the neighbors. Ask the building inspector. Double-check everything. It’s the best way to avoid costly surprises later.

Questions to Ask and Topics to Research

Can you build on this site?

Find out if the land is buildable. Will it pass the necessary tests—like a percolation test (to check if the soil drains well enough for a septic system), a soil stability test (to see if it can support a structure), or a water well drilling test? In many areas, a county agent, local ready-mix company, or experienced builder may already know the soil conditions—so full testing may not be needed for small residential builds. Commercial or large buildings will almost always require formal soil testing.

Are there any restrictions on the property?

Check for local, state and federal restrictions, covenants or easements that might prevent or delay building a dome home. Even if the rules seem outdated, get them officially changed or removed before you buy. You may need to request a zoning change or get approval from nearby homeowners for your dome design.

How does rezoning work?

Zoning changes are usually handled by a local zoning board. They often meet monthly and require that your request be published in a local newspaper for three weeks in a row. This alerts the community and gives others a chance to weigh in.

Will your neighbors support your plan?

Letting neighbors know what you’re planning builds trust and avoids conflict. Show them sketches or illustrations of your dome home and share brochures or links from the Monolithic Dome Institute that explain how the design works and what benefits it offers.

Are there state or federal restrictions?

Beyond local rules, there may be state or federal limitations—like setbacks that protect wetlands or riverbanks, or road restrictions that make it hard to access the site. Be sure to look into all levels of regulation.

Is the property accessible?

Does it already have access to electricity, water, roads, sewer, or fire protection? If not, expect extra cost and time. Learn all you can about the process and fees involved in bringing in utilities. In some areas, you can’t even get a building permit unless your septic system has already been approved by the public health department.

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4. Plan Your Home

We offer a set of tools on this website to help you plan your dome home more efficiently, more thoroughly, and with fewer surprises:

• Catalog of Monolithic Dome Home Plans: Explore our collection of predesigned floor plans. One of these may already meet your needs or serve as a starting point for customization.
• A Word Picture: How to Design Your Own Dome Home: This guide walks you through the design process with practical questions and suggestions. Be sure to download the Word Picture Checklist.
• Pre-Construction Checklist: Each part of this checklist plays a critical role in ensuring your build proceeds smoothly, safely, and efficiently.
• Affordable Home Feasibility Study: A deeper look at your project. This study includes a preliminary floor plan, elevations, notes, and estimated construction costs—helping you move forward with clear, informed decisions.

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5. Design Your Home

You’ve got options. We offer more than 100 published Monolithic Dome home plans, ranging from 300 to 5,000 square feet. Some are simple, single domes. Others are multi-dome layouts with multiple stories. You can choose one as-is, modify an existing design, or work with your favorite architect or designer—preferably someone experienced with Monolithic Domes—to create a custom plan.

Our in-house design team includes professionals who specialize in dome homes and can guide you through the process.

No matter which route you take, your final plans should include detailed drawings for the dome shell(s), plumbing, wiring, and interior framing. Some jurisdictions also require engineered drawings stamped by a licensed professional.

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6. Obtain Loan Preapproval

Set a Budget Early! Before you dive into planning, it’s important to know what you can afford. A great place to start is by getting pre-approved for a loan. This gives you a realistic idea of your budget—for both land and the home itself.

There are a few ways to go about it:

1. Apply to at least four qualified lenders to compare options.
2. Reach out to a lender you trust to find out how much you qualify for.
3. Check with your local bank—many offer pre-approvals that can guide your planning.

Once you know your borrowing power, you’ll be better equipped to make smart decisions about your property and your build.

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7. Obtain Financing

Once you’ve chosen a lender, the next step is to fill out their loan application. Be ready to provide documentation that verifies your employment, income, and overall financial situation. The approval process can take 30 days or more, so plan accordingly.

If you’re a first-time homebuyer, make sure to note that on your application. Some lenders offer special programs or benefits for first-time buyers.

If your lender isn’t familiar with Monolithic Domes, be prepared to explain the construction method and share resources from our website.

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8. Obtain a Building Permit

The process for getting a building permit varies widely depending on your location. In some areas, it’s straightforward with minimal inspections. In others, every step of construction requires formal approval.

We recommend contacting your local permitting office early and getting clear answers to these questions:

• What inspections will be required?
• What are the associated fees?
• How long does each step typically take?
• What’s the process for scheduling inspections?
• Whose approval or signature is needed at each stage?

Knowing this upfront can help you avoid delays and keep your project on track.

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9. Obtain Certified Engineering

Your local permitting office can tell you whether stamped engineering documents are required for your project.

In many areas, you’ll need a licensed engineer—registered in the state where you’re building—to review or provide the structural calculations and sign off on them. This stamp verifies that a qualified professional is taking legal responsibility for the structure’s integrity.

Be sure to include the cost of certified engineering in your construction budget. It’s an added expense, but a necessary one in jurisdictions that require it.

Some areas do not require an engineer’s stamp. In those cases, vendor-supplied engineering may be acceptable, and Monolithic may be able to provide the necessary documents.

If stamped engineering is required, we can help connect you with engineers who are familiar with Monolithic Dome construction and experienced in certifying dome designs.

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10. Request a Project Proposal

Once your architectural drawings are complete, you’re ready to request a Project Proposal from Monolithic. The proposal outlines all the components needed to build your dome, along with the cost of each.

After reviewing the proposal, if you agree to the terms and pricing, sign it and return it with a 25% deposit. This deposit covers the cost of your custom Airform and initial mobilization.

Once we receive your signed Proposal and deposit, we’ll provide two time estimates—one for when your Airform will ship and another for when construction can begin.

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11. Hire A Contractor or Builder

In most cases, it’s best to let a conventional builder act as your general contractor, while the Monolithic Dome builder serves as a subcontractor. This helps integrate the dome portion into the broader construction process more smoothly.

What to Look for in a General Contractor and Dome Builder:

1. Monolithic Dome Experience
   A builder who’s attended an MDI Workshop is a good start—but it may not always be enough. Look for someone who has apprenticed under an experienced dome builder and worked on multiple projects.

2. References Matter
   Always ask for references, and follow up on them. Trust and good communication are essential. If you’re financing your project, the lender will also require verification of the builder’s qualifications.

3. Inspect Completed Dome Homes
   Visit at least two dome homes built by the contractor. Meet the homeowners and ask about their experience. There’s no substitute for seeing finished work in person.

4. Check Financial Stability
   Do your homework. Contact the Better Business Bureau, local banks, and real estate professionals. Make sure the contractor is financially sound. Never begin work without a signed contract—preferably reviewed by an attorney.

5. Sales Tax and Licensing
   Confirm whether the contractor includes sales or use tax in the contract price. In most cases, contractors pay tax on materials as they go. Also check whether local jurisdictions charge additional license fees to build in the area.

A Solid Contract Should Include:

• Date of agreement
  
• Your name and address
  
• Contractor’s name, address, and license number
  
• Copies of all relevant drawings and plans
  
• Clear designation of who’s responsible for permits and inspections
  
• Written promises, guarantees, and at least a one-year warranty
  
• Start and completion dates for each phase of work
  
• Appliance details (model, color, size)
  
• Daily and final cleanup responsibilities
  
• Payment schedule and terms
  
• Waivers of mechanic’s liens
  
• Proof of insurance
  
• Payment and completion bonds
  
• Penalties for late completion
  
• Responsibility for final inspections and code compliance

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12. Being Your Own Contractor

Acting as your own contractor may seem like a way to save money and stay in control—but it’s not as simple as it sounds. If you have little or no building experience, the learning curve can be steep and frustrating. It requires constant oversight, strong organization, and a lot of time onsite.

As the general contractor, you’ll be responsible for hiring and coordinating all subcontractors. That means checking credentials, confirming availability, negotiating rates, and managing the timeline.

Also keep in mind: it’s typically harder to secure financing if you’re acting as your own builder. Most lenders prefer working with licensed contractors who have a proven track record.

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13. Interior Finishes and Millwork

This is the fun part—shopping for finishes and imagining how your dome home will look and feel. Visit local stores like Home Depot, Lowe’s, and specialty shops to get a sense of what fits your style, needs, and budget.

Interior finishes go beyond appliances. They include things like:

• Cabinet hardware and drawer pulls
  
• Light fixtures and ceiling fans
  
• Bathroom and kitchen fixtures (toilets, tubs, showers, sinks, faucets)
  
• Accessories like towel bars, toilet paper holders, and vanities
  

Millwork refers to the woodwork details that give your home its character—door frames, baseboards, cabinets, fireplace mantles, stair railings, crown moldings, and more. The type of wood, style, and finish you choose can have a big impact on the overall cost.

For example, adding ornate cherry crown molding in a bedroom will cost more than a simple painted trim. Explore your options and choose features that balance design, function, and budget.

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14. Interior Construction

Interior construction includes everything from framing interior walls to running electrical and plumbing, installing sheetrock, and finishing each space with care. Finding high-quality materials at a fair price takes time and research—plan ahead.

Coordinating subcontractors like electricians, plumbers, and drywall installers can be challenging. These professionals often have packed schedules, so it’s important to build flexibility into your timeline.

Also, remember: certain tasks must happen in a specific order. For example, plumbing and electrical rough-ins need to be completed before the walls are closed in with sheetrock.

Good finishing work takes time—often six to nine months. Rushing can lead to mistakes and poor workmanship, which are costly to fix. Building inspections are another factor that can affect your schedule, so account for them as well.

All in, a custom home typically takes about a year to build. Design and financing may add another three to six months on the front end. Patience and good planning will pay off in the end.

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15. Sample Custom Dome Home Timeline

This timeline outlines the major phases of designing and building a custom Monolithic Dome home. It’s meant to serve as a helpful planning tool—but not every project will follow the same pace. Delays are a normal part of the process and can happen for many reasons, including permitting issues, design changes, weather conditions, material availability, subcontractor scheduling, and financing steps. Use this as a general guide, and plan for some flexibility along the way.

Phase 1: Pre-Construction (3–6 months) - Finalize design and floor plan - Obtain financing and pre-approval - Submit plans for engineering review (if required) - Apply for building permits - Confirm contractor and subcontractor availability

Phase 2: Construction (6–9 months) - Month 1–2: Site prep and foundation - Clear land - Pour foundation or slab - Prepare utilities

• Month 3: Dome shell construction

  • Mobilize crew and equipment
  • Inflate Airform
  • Apply foam, rebar, and shotcrete

• Month 4–5: Rough-in

  • Frame interior walls
  • Install plumbing and electrical rough-ins
  • HVAC setup (if applicable)
  • Schedule inspections

• Month 6: Close in and drywall

  • Install insulation (if not already in shell)
  • Hang Sheetrock
  • Tape, float, and texture walls

• Month 7–8: Interior finishes

  • Paint, install flooring, tile, and cabinetry
  • Install plumbing and electrical fixtures
  • Add millwork, doors, trim, and appliances

• Month 9: Final details

  • Touch-ups, cleaning, and punch list
  • Final inspections
  • Certificate of occupancy issued

Phase 3: Move-In and Adjustments (1–2 weeks) - Move in and test all systems - Keep a list of minor fixes or adjustments - Schedule any follow-up with contractor

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16. Plan Landscaping and Exterior Finishes

Landscaping is one of the most personal parts of designing your home, and it deserves thoughtful planning. If you work with a landscape designer, be sure to share your family’s lifestyle, maintenance preferences, and long-term goals for the space.

Choose plants, trees, and shrubs that are native to your area whenever possible. They’ll be more likely to thrive with less water and upkeep.

Landscaping elements can include curbs, steps, fences, retaining walls, decks, lighting, pools, ponds, and of course, plants of all sizes. These features soften the structure’s appearance and add interest and variety to the exterior.

Think of your landscape in layers:

• Large trees create boundaries and shade.
  
• Mid-size plants and shrubs define spaces and provide privacy.
  
• Small plants, flowers, and ground cover add color, texture, and visual detail.

A well-balanced mix of these elements creates a welcoming, finished look—and complements the dome’s clean, modern shape.

Important: Make sure your landscaping plan includes proper grading and water drainage around the dome. Water should always slope away from the structure to prevent moisture issues and protect the foundation.

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17. Final Thoughts

If you want your dome home built with fewer complications, follow the steps outlined in the Pre-Construction Checklist. It’s designed to guide you through the process in the right order—so nothing important gets overlooked.

These early steps take time, research, and planning. But the more effort you put in now, the more likely you are to end up with the Monolithic Dome home you’ve been imagining.

And remember—MDI is here to help. If you have questions or need guidance, don’t hesitate to call or email us. We’re happy to walk you through the process.

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