OUR PROCESS

A General Contractor typically charges between 15% and 20% of the overall cost of the project, depending on the scale and complexity of the scope of work.

Build times can vary but we do have some general times that can be expected in normal circumstances. Once the permit is issued and we start construction you can expect projects ranging from $500,000 to $750,000 to take anywhere from 9-11 months. Projects ranging from $750,000 to $1,500,000 may take anywhere from 12-14 months

Estimates are an approximation and give clients an idea of what to expect. Quotes are more concrete and specify a fixed dollar value for a specific time frame (i.e. "good for 30 days") Bids offer more detail than estimates and quotes, a contractor will bid for projects by specifying how much each item will cost and have quotes for the items that require them. If you are comparing contractors who offer free estimates on projects it is important to understand that there will be assumption on the quality level of labor and materials they are using. There is a wide range of quality levels when it comes to each trade so it is important to understand what level of home you are expecting versus what the contractor is bidding. If these are not aligned it can create tension and conflict in the project. There is also often a wide range of pricing differences on client-driven selections (i.e. countertops, cabinets, lighting fixtures) which can make up to 40% of the project cost. If not discussed on a detailed level this too can cause disappointment. We take a more thorough approach and provide bid packages for each job. These bids require an estimating retainer for the time it will take to complete. Estimating retainers are a non-refundable deposit that will be paid back to the client upon commencement of the work. We believe this helps solve the cost overruns and client disappointment by allowing us as the contractor to collaborate with the client, designer as well as subcontractors on a much deeper level to get an accurate cost for the home goals the client is trying to achieve. It takes about 60 hours for us to produce a bid package which includes: Client selection meetings Plan review meetings Meetings with the designer Preparing and sending out bids Answering questions from vendors and subcontractors Reviewing bids for correctness You then receive a bid package with every line item detailed or quoted to your specifications before you commit fully to a project. We have found our estimates to be on average within +/- 1% of the price given which we believe to be manageable for most people.

The two major contracts when building a home are (1) Cost-Plus and (2) Fixed Price contracts. -A cost-plus contract is all costs of the project “plus” some amount. This is typically reflected in a percentage of costs but can also be a fixed amount. We prefer this style of contract because it allows us to have an open book policy meaning we allow clients to review bills and invoices which creates a level of trust and transparency in the relationship. The key to making this type of contract work is in the level of accuracy in estimating. Because the client assumes the risk of cost overruns it is imperative that ALL details of the project are discussed and decided upon at the estimating phase. If done correctly this can mitigate most risks associated with overruns. We are currently within +/- 1% of costs on projects but this does come with a great deal of estimating hours to ensure the project details are accounted for. -A Fixed Price contract is a total fixed amount for all construction-related costs defined in the scope of work. The clients enter into the build process with a fixed number of the total cost of the build. This means the builder assumes the majority of the financial risk of cost over runs. Typically builders will "pad" the estimated price to allow for price fluctuation, and any money saved will be to the benefit of the builder. The client gets piece of mind, but it comes at a premium.

Up to 40% of the cost of a custom home can be client-driven selections. These are the items that a client gets to choose (ie. countertops, cabinets, lighting fixtures). These are called allowance items because a builder will put a placeholder or allowance for these items in an estimate until the client chooses the exact product or material want during the construction phase. This is where we as a builder see the most miscommunication in the estimating phase. Different builders will assume different allowances which may not reflect the clients’ desires. It is important that a builder and client communicate clearly so that the expectations can be met during construction

You want to begin by establishing who your build team will be. This team typically includes an architect, interior designer, and builder. If the client has a relationship with someone they will typically call them first. The important part is to establish the builder, architect, and designer upfront in the project before the plans are drawn if possible. This will allow for each one to provide valuable information in their field of expertise. -The architect's focus will be on the shell of the home (i.e. the exterior elevations, the floor plan, and the mechanical and structural elements) -The interior designer's focus will be on the feel and flow of the home (i.e. material selections, lifestyle functionality, and overall esthetics) -The builder's focus will be on the construction quality and financial viability of the home (i.e. material and design cost, construction and assembly logistics, and floorplan efficiency)

While a designer is not necessary, they like the architect and the builder can have a huge impact on the quality and flow of the home. We love working with them because they reduce stress on clients, as well as do a great job of working within the cost framework we have set. Pricing can range from hourly to turnkey pricing and their scope of work can be anything from just helping with paint colors to furnishing the home after completion.

Building a custom home is a large purchase and the decision should not be made in haste. A client builder relationship will last for several years. Starting with estimating, through the build, and after move in. How the builder and client communicate and problem solve will effect this experience. As a client, you will need to decide what you are looking for in a builder. It usually boils down to four things; cost, quality, availability and service. Decide what is most important to you and work off of these morals.

Some builders do require clients to have plans. We however take a different approach and love helping clients take their homes from just an idea all the way to moving in. Getting with a builder before meeting with an architect can do a couple of things: -This allows the builder to give their professional insight on size and features, and how that will effect the overall budget. -The builder also becomes deeply familiar with your project before estimating, leading to a more accurate cost estimate. We work with many local architects and can provide insight on who would be a good fit, based on style, cost, and availability