Why do permits and plan check take longer than expected?
- What it is
- Plans are reviewed by the city before work can start, and reviewers often return corrections that need revised drawings or engineering. Review times depend on the agency and its workload, not on the contractor.
- How often it comes up
- Correction rounds are a normal part of permitting for additions, new homes and structural remodels. Smaller, non-structural work tends to move faster.
- How we handle it
- We coordinate the drawings, engineering and Title 24 work with our design partners, respond to corrections promptly and keep you updated on where your plans stand. Permit and agency fees are listed separately in your proposal so they never come as a surprise.
Will there be change orders?
- What it is
- A change order is a written amendment to the contract that adds, removes or changes work, along with its price and schedule effect.
- How often it comes up
- On most projects of any size. Some come from hidden conditions; many come from homeowners deciding they want something different once they see the space take shape.
- How we handle it
- Every change is written, priced and approved by you before the work happens. No verbal changes, no surprise invoices at the end. How change orders are priced
What happens when materials are delayed?
- What it is
- Windows, doors, custom cabinetry, specialty tile and some appliances are made or shipped to order. When they arrive late, the trades that depend on them wait too.
- How often it comes up
- Regularly, particularly with custom and imported items. Lead times vary by product and supplier and can change after an order is placed.
- How we handle it
- We build a selections schedule early and ask for long-lead choices first, so orders go in before they're needed. If a delay happens anyway, we resequence work where we can and tell you what it means for the schedule.
Can we live in the house during construction?
- What it is
- Living at home during a remodel means dust, noise, trades on site during working hours and, at times, no kitchen or a shared bathroom.
- How often it comes up
- It's one of the first questions we're asked. For smaller or phased scopes it's often workable; for whole-home remodels with major systems or structural work, moving out is usually more practical.
- How we handle it
- We talk it through at the consultation, plan the phasing around how you'll live, and protect and seal off occupied areas. If staying isn't realistic for your scope, we'll tell you plainly.
How do we keep upgrades from blowing the budget?
- What it is
- Budget creep is the gradual climb from many small upgrades: a nicer faucet here, extra lighting there. Each feels minor; together they add up.
- How often it comes up
- On nearly every remodel to some degree. It's not a problem in itself, as long as you can see the running total.
- How we handle it
- Allowances set a clear budget for each selection, every upgrade is priced in writing before it's ordered, and your project manager can show you the current contract total at any point.
Ask us about your risks
At the consultation we'll walk the property with you and point out what's most likely to come up on your project, before you commit to anything.