The engineering
path.
We treat construction like engineering. Each phase has a clear deliverable, a fixed timeline, and a single accountable lead — so schedule slip is the exception, not the norm.
What the calendar actually looks like.
Permits and build run partially in parallel — site work begins the day the permit is issued. Garage conversions compress to ~16 weeks.
- 01
ANALYSIS
Site assessment, zoning review, and a written feasibility report so you know what's possible before you spend a dollar on design.
Deliverables- +Site survey notes
- +Zoning + setback memo
- +Buildable area sketch
- +Order-of-magnitude budget
- 02
DESIGN
Architectural drafting and material specifications. You see real plans, real elevations, and real renderings — not back-of-napkin sketches.
Deliverables- +Schematic floor plans
- +Exterior elevations
- +Material + finish boards
- +3D renderings
- 03
PERMITS
Full management of city council, utility, and inspection approvals. We deal with the bureaucracy so you don't have to.
Deliverables- +Permit-ready drawing set
- +Utility & sewer applications
- +City correction responses
- +Issued building permit
- 04
BUILD
Precision construction led by veteran site supervisors. Weekly progress reports, photo logs, and a single point of accountability.
Deliverables- +Weekly photo log
- +Schedule + cost tracker
- +Pass-through inspections
- +Trade coordination
- 05
HANDOVER
Final inspection, punch-list, warranty documentation, and key delivery. We don't disappear after the last invoice.
Deliverables- +Punch-list completion
- +Operations binder
- +1-year workmanship warranty
- +Final walkthrough
Four red flags to spot in any contractor bid.
A bid full of $X,000 allowances isn't a price — it's a placeholder. Real bids spec the actual fixture, tile, and slab.
ADUs require stamped structural drawings. If no engineer is on the team day one, expect re-design loops and permit corrections.
Every scope change should be a signed, priced PCO before work begins. Verbal changes are how budgets explode 30% mid-build.
Trade pricing varies 15–25% between vendors. We bid mechanical, electrical, and plumbing competitively on every project.
Ready for step 01?
Two weeks. Written report. Real numbers — credited back if you build.