How we build · Open-book
We charge on cost-plus-fixed-fee. That means you see what the lumber cost and you see what we charged on top. Every week. In writing.
STAGE 01 · 2–4 WEEKS
Free 20-minute call to hear the shape of it. If there's potential fit, we walk the lot together. You leave with a rough cost-per-square-foot range based on your lot, plan interest, and finish level — no contracts, no commitment.
STAGE 02 · 6–12 WEEKS
We tune one of our seven plans to your lot and family. Our architect produces construction-set drawings; we book finish allowances early so the budget stays honest. You sign off on every elevation before we dig.
STAGE 03 · 8–16 WEEKS
We drive Seattle DCI, structural engineering, energy-code (WSEC), and stormwater review. You see weekly progress on the permit; we handle corrections rounds. Typical Seattle single-family permit: 14–20 weeks depending on department queue.
STAGE 04 · 9–14 MONTHS
Ground broken. Weekly jobsite photos, monthly line-item invoicing, and a shared budget tracker you can log into any time. Every change order gets a written scope and a not-to-exceed number before any work happens.
STAGE 05 · 2–4 WEEKS
Pre-close walk-through at week -4 so punch items land before keys. Occupancy, homeowner binder, appliance manuals, and systems walkthrough on move-in day. One-year post-occupancy warranty and an 11-month walk-back to catch seasonal settling.
What you pay, and what for
Lumber, trusses, windows, plumbing, electrical, cabinets, flooring, appliances, site work, permits. Every invoice from every sub lands in your project folder. You see the receipts.
A fixed fee for project management, supervision, scheduling, and warranty — agreed on up front before we start. It does not scale with cost overruns, which means we have zero incentive to stretch the budget.
This is different from lump-sum contracts, where the builder's profit is buried in the total. We think you should know the difference.
Send us the lot address and a plan interest, and we'll turn it around with a first-pass cost range within a week.
Request a first-pass estimate →