Pre - Construction Planning
Preparation before construction starts is crucial to ensure a good result later. The more we know about your building plans, the closer we can come to fulfilling those requirements. Also, by getting product and material choices to us early, we can give you a more accurate estimate of job cost. For more information and advice on construction planning see these articles on the Info page - Building in Coos County and Building on the Southern Oregon Coast
Ideas and Design This is the stage in construction planning where you consider house design ideas versus the reality of a major capital investment. There are ways to build a house for less, and contractors seem to know this better than architects. We can help you with choices that lower the cost and still produce a quality house, but we can only offer this help if you contact us early in the process. Once plans have been finalized, we have to work with the architectural blueprints as drawn, although minor changes can be made.
Complete Set of Plans We will need a set of blueprints showing: site plan, foundation, floor, wall, roof, sections, elevations, heating, windows, doors, plumbing and electrical. This is the point in the construction process where you want to make changes. Whether you hired an architect or choose stock plans, it's easier to make changes on paper than wait until building has started. Once we begin building, structural changes can add substantially to the cost and time of construction.
Choose Materials and Products Early Some products take weeks or months to manufacture and deliver to the job site. This can stop construction, if we don't get materials on schedule.
Put Details in the Contract Product choices and specifications should be included in the contract details. Specific product choices can be made prior to construction or we can include allowance amounts for choices to be made later. For exteriors, include: windows, doors, siding, trim, decks, railings, roofing, stone, fireplace, paving. For Interiors, include: doors, trim, flooring, cabinets, counters, plumbing fixtures, lights, door hardware and bath accessories. The contract is where we define what the house will be made of; upgrades can be made later, but we will have to add additional costs.
Have a Realistic Budget It's frustrating to both contractor and homeowner to get part way through a job and realize there isn't enough money for all the choices. Where are cost cuts going to be made? We recommend a contingency fund of 5% to cover the unexpected. These are areas which can add to the expense: site specific factors, unavailability of product, product upgrades and homeowner changes.