Line-Item Proposal
Every element of scope priced separately, with allowances stated in dollars.
- Home
- Our Process
How We Work
Six phases, the same on every project. You always know what is happening now, what happens next, and who is responsible for it.
The Playbook
No Mystery, No Guessing
Most of the frustration in residential construction comes from not knowing where things stand. This is the entire process, published up front.
01
Consultation
Free · 60–90 minutes
We walk the property with you, take measurements and photos, and ask what you are actually trying to solve — not just what you want built. This is also where we talk money honestly. If your budget and your wish list are not in the same neighborhood, you hear it on day one instead of six weeks in.
- On-site walkthrough and measurements
- Structural and feasibility first look
- Honest budget range before any design spend
- Real permitting timeline for your jurisdiction
02
Design & Proposal
1–8 weeks
Drawings get produced — by your architect, ours, or in house for simpler scopes — along with a selections schedule so material decisions have deadlines. Then you get a written, line-item, fixed-price proposal. Every allowance is stated in dollars so you know exactly what is assumed.
- Construction drawings and structural engineering as needed
- Material selections schedule with decision deadlines
- Line-item proposal, not a lump sum
- Written change-order policy you sign before work starts
03
Permitting
2–16 weeks
We submit the permit package, respond to plan-review corrections and pay the fees. This is the phase most homeowners underestimate, and it is entirely dependent on your building department — so we tell you the real local turnaround, not a best case.
- Permit application submitted and tracked
- Plan-review corrections handled by us
- Utility disconnects and easements coordinated
- Pre-construction meeting and final schedule issued
04
Construction
Varies by scope
Demo, structure, rough-in, inspections, insulation, drywall, finishes. Your project manager is on site daily and sends a written update every Friday with photos, what got completed, what is next, and any decision we need from you.
- Dust barriers, floor protection and daily cleanup
- Weekly Friday progress report with photos
- All inspections scheduled and attended by us
- Live schedule with milestone dates you can check
05
Walkthrough & Closeout
1–2 weeks
We walk the finished project with you and build the punch list together — you point, we write. Everything on it gets closed out before final payment, not after. Then warranties, manuals and lien releases get handed over in one package.
- Punch list built jointly, then closed out
- Final cleaning and site restoration
- Written workmanship warranty issued
- Manufacturer warranties registered in your name
06
After the Job
Ongoing
Seasonal movement, a sticking door, a question about how something was built — call us. We check in before the first year of your workmanship warranty is up, so anything that needs attention gets caught while it is still covered.
- 11-month warranty check-in
- Same-week response on warranty items
- Full project documentation retained on file
- Priority scheduling for past clients
Paperwork
What You Get In Writing
Every one of these is standard on every project, not an upgrade.
Milestone Schedule
Real dates for demo, rough-in, inspections, finishes and completion.
Change-Order Policy
Signed before work begins. Nothing gets billed that you did not approve first.
Warranty Package
Written workmanship warranty plus every manufacturer warranty in your name.
Money
How Payments Actually Work
California law limits what a contractor can ask for up front. We stay well inside it, and we tie every payment to work you can see.
- Deposit — within California’s legal limit, never a large up-front sum
- Progress payments — tied to completed milestones, not calendar dates
- You inspect before you pay — each milestone is verifiable on site
- Final payment — released only after the punch list is closed
- Lien releases — provided with the closeout package
If a contractor asks for a large payment before work begins, or wants cash, treat it as a warning sign — from us or anyone else.
Change Orders, Explained
A change order is any addition or modification to the signed scope. Ours are written, priced and signed by you before the work happens — never discovered on the final invoice.
Genuine surprises behind walls get photographed and presented with options the same day. Our proposals carry a stated contingency because older homes always have something.
Who You Talk To
One project manager, from contract through punch list. You get their cell number, not a call center. Martin walks every bid personally and signs off on every final walkthrough.
Living Through It
What It Is Like To Have Us There
You still live here. We work like it.
Dust Containment
Plastic barriers, zippered doors and negative air where it matters. Dust travels further than people expect.
Protected Pathways
Floor protection from the door to the work area, on every route the crew uses.
Broom-Swept Daily
The site gets cleaned at the end of every day, not at the end of the job.
Predictable Hours
Crews arrive and leave at consistent times. You are not guessing whether today is a work day.
One Bathroom Stays Live
Wherever the scope allows it, we sequence so you are never without a working bathroom.
Weekly Written Update
Every Friday: photos, what got done, what is next, and any decision we need from you.
FAQ
Process Questions
How much does the consultation cost?
Nothing. The on-site walkthrough and the written estimate are free with no obligation. We would rather spend an hour finding out we are not the right fit than have you find out mid-project.
Why does permitting take so long?
Because it is controlled by your building department, not by us. Plan-review queues here run anywhere from two weeks to several months depending on jurisdiction and season. We tell you your local reality up front and track the application the whole way.
What is a change order and how do you handle them?
Any addition or modification to the signed scope. Ours are written, priced and signed by you before the work happens — never discovered on the final invoice.
Do you require a deposit?
Yes, within California’s legal limit, with a payment schedule tied to completed milestones rather than dates on a calendar. We never ask for a large payment for work that has not been done.
What if I want to change something mid-project?
You can, and people do. We price it and tell you the schedule impact before you commit. Changes during framing are cheap; the same change after drywall is not, which is why we push selections early.
Can I do some of the work myself?
Sometimes — painting and landscaping are the usual candidates. We will tell you honestly where owner work saves real money and where it creates warranty gaps or holds up our schedule.