Getting Started
QWhat do you need from me for a lot review?
The property address or parcel number and a sentence about your goals — live there, rent, sell or a mix. That's enough to start.
QI don't own a lot yet. Can you help me evaluate one before I buy?
Yes. Feasibility work before purchase is one of the most valuable things we do; we can usually turn around a lot review within the buyer's inspection period.
QDo I need an architect before calling you?
No. We coordinate the design team. If you already have an architect, we work with them.
Rules and Permits
QWill my neighbors have to approve the project?
No. Middle housing that meets the code is approved administratively. Neighbors may receive notice for some applications, such as a unit lot subdivision, but there is no neighbor veto.
QCan the city deny a duplex that meets the code?
A city must allow the middle housing the law requires and can only apply standards no stricter than those for a single house. Projects are denied for code failures — not because the city prefers one house.
QWho handles the permit corrections?
We do. Responding to city comments is part of our pre-construction scope.
Building
QWill each home have its own utilities?
Normally yes — separate electrical service and a separate water meter for each home, plus individual heating systems. Some utilities require a single water service for multiplexes, in which case we install submeters.
QHow do you keep sound from traveling between homes?
Separate wall or floor-ceiling assemblies, sound insulation, resilient framing details and sealed penetrations. We inspect the assemblies before drywall.
QCan I stay in my house during construction if I'm building next to it?
Often yes, when the new homes are built beside or behind an existing house. We plan access, utilities and safety fencing around you.
Money and Contracts
QDo you offer fixed-price contracts?
Yes, once design is complete enough to price accurately. Earlier, we work from detailed estimates with allowances.
QWhat warranty do you provide?
A one-year workmanship warranty on every home, a walk-through near the end of that year, and manufacturer warranties passed through to you.
QCan I act as my own general contractor and hire you for part of the work?
We take on full projects or pre-construction only. We don't work as a subcontractor under an owner-builder.
Other
QDo you build in Seattle?
Our service area runs from Shoreline north to Marysville and Lake Stevens, and east to Bothell and Kenmore.
QI've never built anything. Is that a problem?
No. Most of our clients are first-time builders. We explain each decision before you make it and handle the technical work.