The Sitton Process
Dirt to dried-in, step by step.
A turnkey shell delivery means one contract carries your building from bare ground to weathertight: dirt work, an engineered foundation, red-iron erection, and a dried-in shell you finish out on your own schedule. One builder holds the whole scope, so responsibility never falls in a gap between trades.
01 / SITE
Site & Dirt
Every building starts below grade. We walk your site with you, look at drainage, access, and soil, then handle clearing, grading, and pad preparation. If the dirt is wrong, nothing above it will be right, so we take the time here.
02 / FOUNDATION
Foundation
Your foundation is engineered from the actual reactions of your specific building, not a generic detail. We form, pour, and finish to the stamped drawings, then survey and verify every anchor bolt before steel ships. Half an inch matters, so we measure twice.
03 / STEEL
Steel
Red-iron primary frames go up first, then purlins and girts, then wall and roof panels, trim, gutters, and overhead doors. Experienced crews erect it and check plumb, square, and bolt torque against the engineering at every step.
04 / DELIVERY
Delivery
We hand you a weathertight, dried-in shell: walls, roof, trim, gutters, and doors complete. You take the keys and control your own build-out on your own schedule, with our contract and warranty standing behind the structure.
What to Expect
Straight answers to fair questions.
How long does it take from contract to dried-in?
It depends on the building and the season. The long pole is usually steel fabrication: once your building is engineered and ordered, the manufacturer needs several weeks to fabricate and ship it. We use that window for dirt work and the foundation, so the site is ready when steel arrives. We will give you a written schedule with your proposal and keep you updated at every milestone.
Who handles permits?
We pull the permits for the work we perform: the building shell and its foundation. Requirements vary a lot between Tulsa, the surrounding cities, and rural counties, so we confirm what your jurisdiction needs before we price the job. Your build-out trades pull their own permits for electrical, plumbing, and mechanical work.
How does pricing work?
You get a fixed-scope proposal in plain language: what is included, what is not, and what each allowance covers. Dirt work carries an allowance until we know your site, because soil and grade are the honest unknowns. No line items you cannot understand, and no surprises after signing.
What do I need to provide?
Your land, a way for trucks to reach it, and your decisions: building size, door locations, and colors. If you have a survey or plat, that helps us move faster. Utilities to the site and everything inside the shell after delivery are yours to arrange, and we are glad to coordinate timing with your trades.
What happens if I want to change something mid-project?
Changes happen, and there is a clean way to do them: a written change order that describes the work and the price before anything is built. You sign it, then we build it. Nothing is added to your invoice that you have not seen and approved first.
What area do you serve?
We are based in Tulsa and build across the metro: Broken Arrow, Owasso, Bixby, Jenks, Sand Springs, Sapulpa, Claremore, Coweta, Collinsville, Skiatook, Glenpool, Catoosa, and Wagoner. We also work rural land across Tulsa, Rogers, Wagoner, Creek, Osage, Mayes, and Okmulgee counties. If you are not sure whether your site is in range, ask: the answer is usually yes, and we will tell you straight if it is not.