What people ask before they hire us

We don't estimate from a sketch. The binder produces a line-item budget from drawings, and the maximum price is built from it.

The size and age of the house, how much the plan changes, the finishes you choose, the site and the permits. The pricing page lists them.

A cap in the contract. You pay the real cost of the work plus our fee, up to that cap. If the work costs less, you pay less.

For most of what we do, yes. We prepare the drawings, submit them to the City of Austin and handle review comments.

The schedule in your binder shows it in weeks, including permit review and long-lead orders.

Texas doesn't license general contractors. We hold a state filing, an EPA certification and insurance, and our electrical, plumbing and air-conditioning partners hold their state licenses. The registrations page lists each.

Federal rules cover paid renovation work in homes built before 1978. The firm must be EPA-certified and follow set work practices. Small repairs in a limited area are exempt, but windows and demolition are always covered. We check in the binder phase.

We open what we can in the binder phase. What stays hidden is covered by a contingency, and a change beyond it is signed by you first.

In writing, priced, and signed by you before the work moves. The maximum changes by that amount and no other.

A deposit when the build agreement is signed, then payments tied to finished work, each with a lien waiver.

Our carpenters and a lead superintendent, plus licensed trade partners, all introduced to you before they start.

It is written into the build agreement: what it covers, for how long and how to ask for a repair. Read it with the binder before you sign.

We can give your lender the drawings, the schedule and the budget. We don't offer financing ourselves.

Single-trade jobs, work smaller than a room and commercial buildings.