Questions we get at the first meeting
Eighteen of them, in about the order they come up.
Cost and contract
Do you work for a fixed price?
Yes, from the end of design development. Before that we give a band that narrows as the drawings grow: plus or minus 7 percent at the first price, plus or minus 3 percent before the contract. The contract is a fixed price with named allowances for what you have not chosen yet.
What does the feasibility study cost?
$6,800, fixed. It covers the survey review, a test pit, a zoning check and a one-sheet layout with a price band. If you go ahead with us, it is credited to the design fee.
How are payments scheduled?
In eight draws that follow the work: 10 percent at contract, then at the foundation, framing and dry-in, rough mechanicals, insulation and drywall, finishes, substantial completion, and the final punch list. You never pay ahead of the work.
What happens if the price changes during the build?
Only two things change it: a change you ask for, or a condition nobody could see, like rot in a sill. Both arrive as a written change order with a price and a schedule effect. Nothing on a change order is built until both signatures are on it.
What is the smallest project you take on?
About $350,000 for an addition, $600,000 for a renovation and $1.2 million for a new house. Below that, we are glad to tell you who we would call.
Design
Can we bring our own architect?
Sometimes. If the drawings are far along, we can build them under a construction contract. You lose the early pricing, which is most of the point.
How long does design take?
Six to ten weeks to a first price, then four to six months to a permit set for a new house. Renovations are quicker on paper and slower on site.
Do you build spec houses?
No. Every house has an owner before it has a drawing.
Approvals
Who handles permits?
We do. We draw the sets, file them, go to the meetings and answer the comments. You come to hearings only if you want to.
What is a trustees review?
Towns and villages with tidal water have a board that reviews work near it. If your lot touches a creek, a marsh or a bay, expect one. It adds about three months and some drawings.
Will we need a variance?
Only if the house is bigger, taller or closer to a line than the code allows. We check before the first price and tell you which way we would go.
Lots
Do you sell the lots on your list?
No. They are on the market with the owner's broker. We list them because we have surveyed them, dug a test pit and priced a house on them.
We found a lot. Will you look at it?
Yes. Send the listing or the survey. If it is under contract, we can walk it within a week.
Building
Who is on site?
One superintendent per house, from the first stake to the keys. On the North Shore that is Dana Whitlock; on the East End, Luis Amaral.
Can we visit during construction?
Yes, with the superintendent, any weekday. Hard hats are in the trailer.
How do we make selections?
In the portal and at the studio. Each selection has a due date tied to the schedule, an allowance, and the price of what you picked. Samples are out on the first and third Saturday of the month.
Portal and after the keys
What is in the client portal?
Selections, the schedule, change orders, a photo log every Friday, the draw schedule, and every document we hold for your house. You can try a demo version.
What happens after the keys?
A punch list finished within 30 days, a walk-through at eleven months, and a one-year warranty on workmanship. After that we still pick up the phone.
A question not on the list?
Ask us. We answer within two business days, or call and ask Sam directly.