General contractor for architect-designed homes, Seattle and the Eastside.
The worst moment in a custom home is the bid that comes back far over the budget, after a year of design. It happens when the builder sees the drawings for the first time at the end. We join at schematic design, price as the design develops, and tell your architect early which ideas are expensive, so you choose with the numbers in front of you.
How it runs
- Join at schematic design. We read the early drawings and give a first cost range and a list of the decisions that move it.
- Price as it develops. A priced estimate at design development and again before permit, with alternates for the expensive ideas.
- Mock-ups and details. Critical details (window heads, cladding corners, stair) are mocked up and agreed before they are built a hundred times.
- Build to the drawings. Requests for information go to the architect in writing, with photographs, and the answers are logged.
Who this is for
- Clients who have hired an architect and need a builder before the drawings are finished
- Architects looking for a builder who will respect the design intent and the details
- Owners comparing bids who want to know what is and is not in each number
What moves the price
- How complete the drawings are when pricing starts
- Custom details versus standard assemblies
- Long-lead items: windows, steel, specialty finishes
- Site access and staging on a tight lot
Rules for your parcel change; we check the current ones and point you to the city's own guidance, such as Seattle SDCI.
Questions
Do you bid against other builders?
Yes, when the client wants a competitive bid. We prefer to join during design, because the number gets better when we can help shape it.
Will you change the design to save money?
Never without the architect and you. We suggest alternates with prices; you and your architect choose.
Can our architect visit the site?
We expect it. Site visits are scheduled into the weekly plan.
Talk it through with an owner before anyone draws a line.
Start a conversationAlso: Custom homes · Preconstruction and budgeting · Teardown and rebuild · Guest houses and ADUs