Home/Our Process

How we build

The full sequence of a Building 195 project, published in advance so you always know which phase you are in, what we owe you and what we need from you.

Site walk and feasibility

We meet you at the property and look at what is actually there rather than what a listing or a survey claims. Lot conditions, drainage, elevation, existing structure, utility locations, setbacks and any HOA constraints all get reviewed on this visit.

You leave with an honest answer about whether the project is buildable as imagined, what the code will force, and a realistic budget range. If the answer is that your idea does not work on this lot, we will tell you that instead of selling you a set of drawings.

You get: a written feasibility summary and a budget range. We need: access to the property and any documents you already hold. Cost: free.

Design, engineering and estimate

Drawings are developed with your architect or one of ours, then structural engineering is completed and stamped. Once the set is far enough along to price accurately, we produce a line item estimate with named allowances for the selections you have not made yet.

We do not give lump sum numbers. If cabinetry is carried at a specific allowance, you see that number and can move it up or down knowingly. Surprises later are usually just information that was hidden earlier.

You get: stamped drawings and a line item estimate. We need: selections and decisions on the items that drive cost. Timeline: 4 to 12 weeks by scope.

Contract and preconstruction

The contract fixes scope, price, allowances, the payment schedule and the completion date. Alongside it we lock the construction schedule, order long lead items such as impact glass, trusses, cabinetry and specialty equipment, and assign your project manager and estimator by name.

Buying long lead materials at signing rather than when they are needed is one of the main reasons our schedules hold. Waiting to order windows until the framing is up is how a job loses two months.

You get: a fixed scope contract, a schedule and two direct phone numbers. We need: a signed agreement and the initial deposit. Timeline: 1 to 3 weeks.

Permitting and approvals

We file with the correct municipality, respond to plan review comments, clear HOA or architectural review board requirements and secure every approval the job needs before a crew is scheduled. Nothing gets demolished on the promise that a permit is coming.

Permit timelines in Broward and Palm Beach County vary by jurisdiction and season. We give you the realistic window rather than the optimistic one, and we tell you as soon as a review comment arrives.

You get: issued permits and approval documentation. We need: owner signatures where required. Timeline: 3 to 12 weeks by jurisdiction.

Construction

Crews mobilize and the job runs against the schedule set at contract. Inspections are booked ahead of each milestone rather than after it, so an inspector is never the reason a phase sits idle. Your project manager is on site regularly and reachable directly.

Every Friday you receive a report with site photographs, the current schedule position, the budget status and what is happening the following week. If we find a hidden condition behind a wall or under a slab, you hear about it the same day with a photo and a price, never in a surprise invoice.

You get: weekly photo, schedule and budget reports. We need: timely decisions on open selections. Timeline: the contracted duration.

Closeout and handover

We walk the building with you and build the punch list together rather than handing you ours. Items are completed, final inspections are passed and the certificate of occupancy is issued. Then you receive the handover package.

That package includes as built drawings, permit and inspection records, equipment manuals, warranty documentation for every installed system, paint and finish schedules, and the subcontractor list with contacts. Years from now, when something needs service, you will have the paperwork.

You get: certificate of occupancy and a complete handover package. We need: a walkthrough date. Timeline: 1 to 3 weeks.

Warranty and the eleven month visit

Our workmanship warranty runs one year from occupancy with a documented response window for any issue you report. Manufacturer warranties on installed equipment run their own terms and are listed in the handover package.

At month eleven we schedule a walkthrough. Buildings settle, caulk lines move and hardware loosens. We would rather find those things while they are still ours to fix than have you discover them in month thirteen.

You get: a one year workmanship warranty and a scheduled eleven month inspection. We need: a note when something is not right. Timeline: 12 months.

Communication standard

What you can expect from us in writing

Most of what makes a construction project painful is informational rather than technical. These are the standards we hold ourselves to, and you are welcome to hold us to them.

A named project manager and estimator, with direct phone numbers, from the day you sign
A written weekly report every Friday with photos, schedule position and budget status
Same day notice of any hidden condition, with a photograph and a price
No work performed outside the contract without written approval from you first
A reply to any site question within one business day, usually much sooner
Honest delay notice the day we learn of it, not the week it becomes visible

Start with a site walk

Process questions

How this works in practice

For a renovation with an existing permittable set, often four to eight weeks. For a new home starting from an idea, design, engineering and permitting typically take four to seven months before the first crew arrives. We give you the realistic window at the site walk.

Payments follow a milestone draw schedule written into the contract and tied to completed work, not to the calendar. You always know what has to be finished before the next draw is due.

Work in that area stops. You get a photograph, a written explanation and a price the same day. Nothing proceeds until you approve it in writing. Our average change order runs about three percent of contract value, which is well below the industry norm, and that is mostly a function of doing thorough feasibility work up front.

Yes, and we encourage it. For safety we ask that you coordinate with your project manager first, particularly during structural phases or while heavy equipment is on site.

We do, entirely. Permit filing, inspection scheduling, plan review responses and final occupancy sign off are all handled in house. You are never asked to call the building department yourself.

Start at step one

The site walk is free and comes with no obligation. It is also the fastest way to find out whether we are the right builder for your project.

Book a site walk Call +1 339-230-9038