Lot Review
free, about 2 business daysWe check jurisdiction, zoning, city tier, transit distance and the obvious site constraints from public maps.
Feasibility Package
2–4 weeksUtility availability, critical areas, trees, title review, two or three site plan options, cost range and pro forma for each.
Design and Engineering
2–4 monthsArchitectural plans, civil engineering, structural design, energy code compliance and, where needed, geotechnical and arborist reports. A fixed-price or detailed construction estimate is prepared from the design development set.
Permits
3–6 months, varies by cityPre-application meeting, building and site permits, demolition permit, right-of-way permit, utility applications and the unit lot subdivision application. We answer every round of city corrections.
Construction
7–14 months| Phase | What happens |
|---|---|
| Site prep | Abatement, demolition, erosion control, excavation |
| Foundations & utilities | Footings, walls, side sewer, storm system, water services |
| Framing | Floors, walls, fire-rated party walls, roof |
| Rough-ins | Plumbing, electrical, mechanical, sprinklers where required; inspections |
| Envelope | Windows, weather barrier, siding, roofing |
| Interiors | Insulation, drywall, cabinets, flooring, finishes |
| Site finish | Driveway, walkways, landscaping, frontage work |
You get a weekly written update with photos, schedule and budget status.
Closeout
Final inspections and certificates of occupancy, unit lot plat recording, as-built documents, appliance and system manuals, and a walk-through with each owner or your property manager. A warranty walk-through follows at the eleventh month.
How Payments Work
Design and permitting are billed by milestone. Construction is paid in progress draws tied to completed work, matching how construction lenders release funds.