The decisions
Five Decisions Made Before Construction Starts
Almost everything that goes wrong on a luxury residential project was decided months earlier, usually in a conversation nobody recorded.
Bring the drawings at whatever stage they are. An honest range and the decisions that move it, before anyone quotes.
Licensed
General contractor, licensed in the state of Florida
Self-perform
Dewatering, SOE and deep foundations in house
Leadership
Delivered Fifth Avenue and Central Park West interiors
Open book
Where the contract is cost-plus, the books open
5 the decisions
These are the five worth getting right.
Fixed Price or Cost-Plus
The contract type decides who carries the risk of the unknown, and both answers are legitimate. What is not legitimate is a fixed price on drawings that cannot support one.
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Choosing a Builder
Three builders will show you three beautiful portfolios and three numbers that differ by a lot. The portfolio tells you what they photograph, not what they are like to build with.
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Allowances & Selections
An allowance is a placeholder for a decision you have not made. A contract full of them is a contract whose final number has not been decided.
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The Program
Every owner is told a number at the start and most projects take longer. The gap is usually permitting, long-lead items and decisions — rarely the building itself.
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Change Orders
Change orders are normal. Designs evolve, owners change their minds, and buildings reveal things. What is not normal is finding out about them at the end.
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Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.