What you are paying a GC for
Sequencing is the first thing. Framing before rough-in, rough-in before inspection, inspection before insulation, and so on through a hundred steps where one late trade stalls everyone behind it. Accountability is the second. If a drain leaks inside a wall, you call one number, and it is our problem to solve regardless of which subcontractor did it. Protection is the third. We carry liability insurance, verify our subcontractors' coverage and collect lien waivers so nobody can file a claim against your home for a bill you already paid.
Design-build versus bid-build
In the traditional approach you hire a designer, receive drawings, send them out to bid, and find out the design costs more than your budget. In design-build, the people pricing and building the project take part in the design from the first sketch, so drawings and budget develop together. For most residential remodeling it is quicker and avoids expensive redesign. When a client arrives with an architect's plans, we build from those gladly.
How we keep a project under control
A written scope with inclusions and exclusions listed. Allowances stated as numbers rather than vague wording. A schedule issued before work begins and updated weekly. A change-order procedure under which nothing extra is done without a written price and your signature. Progress payments tied to milestones and not to dates. A daily-cleaned job site. One project lead you can reach by phone.
How the work runs
- ConsultationWe listen, look at the site and give an honest view of feasibility and budget range.
- PreconstructionDesign, selections, engineering, fixed-scope pricing and permits.
- ConstructionScheduled trades, on-site supervision, inspections and weekly updates.
- CloseoutPunch list, final inspections, lien waivers, warranty documents and a record of what is inside your walls.
What moves the price
We do not publish square-foot prices, because they mislead more than they help. These are the factors that actually change the number on a proposal.
- Scope and how complex it is.
- Level of finish.
- Conditions uncovered in existing construction.
- How many decisions are settled before the start. Late changes are the most expensive kind.
From our recent projects
Photographs from jobs we have built. Each one opens to the full project, including the framing and rough-in stages when we have them.
How long it takes
Varies with the project. We provide a written schedule with every proposal.
Permits
We determine what is required and obtain it. Work performed without required permits can create problems with insurance claims and at resale. See our guide to which projects need a permit.
General Contracting questions
Are general contractors licensed in Missouri?
Missouri does not issue a statewide general contractor license. Licensing and registration are local, and trades such as electrical and plumbing are licensed at the county or city level. We register where required and use licensed trade contractors.
Can I act as my own general contractor?
You can. You take on scheduling, quality control, inspections and the risk. For a single-trade job it is reasonable. For a kitchen or addition, most people who try it tell us they would not do so again.
Do you take small projects?
We take projects where careful work matters, whatever the size. If a job is not a fit, we will say so promptly and point you to someone suitable.