What this covers
You’ll have a finished space you can use, with repairs handled behind the surfaces, permits signed off, and a paper trail that shows what changed, what it cost, and why.
I’ll run the trades, permits, and day to day decisions so the job keeps moving and you keep getting straight answers. The next step is for me to walk you through the scope and price, then lock a start date.
I start by confirming what is known, then I flag what is still unknown before anything gets opened up. If I find rot, water damage, or framing that is not doing its job, I stop at a clean decision point, show you what I’m seeing, and price the fix in writing before I move forward.
How the work runs
I keep the job moving with short, written updates that cover what I did, what I found, what you need to decide, and what happens next.
1. Site walk and plan Week 1 Walk the areas in scope, take photos and measurements, confirm access hours, and note anything that can change the plan once walls or exterior trim come off. Identify long lead items so ordering does not land on the critical path. 2. Permits and schedule Week 2 Pull required permits, line up inspections, and build a working schedule around trade availability and inspection windows. Confirm who is supplying fixtures and finishes, and set allowances where a selection is still open. 3. Demo and rough work Weeks 3-4 Protect floors and adjacent rooms, isolate affected utilities, and demo to the limits needed for the work. Open walls as required for plumbing, electrical, framing, and structural changes, then repair framing, rot, and water paths before closing anything back up. 4. Build back and closeout Weeks 5-8 Install drywall, trim, cabinets, tile, and finishes per the selections. Coordinate subs for paint prep and any specialty trades. Book final inspections, complete punch list items, and hand over warranty info and photos of covered repairs.
Written scope of work
A line item scope that matches what is being built or repaired, with clear limits for each area so it is easy to see what is included before the job starts.
PERMIT PACKAGE AND INSPECTION HANDLING
Permit applications submitted under my license where required, inspection scheduling, and on site meeting for inspectors during the work so approvals do not drift.
SELECTIONS AND ALLOWANCES LIST
A selections sheet that shows what is owner supplied versus supplied through me, with allowance amounts and cutoffs so choices do not stall the schedule.
Change order log
A running change order record that shows the request, the reason, the price, and the schedule impact, signed off in writing before the work changes.
PROGRESS PHOTO SET
Photos taken before cover up at repairs and rough ins, including rot repair, framing changes, and water management details, shared digitally for your records.
CLOSEOUT PACKET
A final packet with inspection sign offs, warranty info for installed materials where provided, and a completion list showing what was finished and when.
Pricing
This is a starting budget for Home remodel and repair based on the 8-week plan and the documents you’ll receive.
Priced items
Add-ons
If you want these included, I’ll price them and add them in writing before I schedule the work.
Priced items
Getting started
If the scope below matches what you want done, I can lock a start date as soon as the signed proposal and booking payment are in.
1. Sign and date this proposal. 2. Send the 30% booking payment to reserve the start date. 3. I’ll confirm the schedule and start permit intake the next business day.
Signature
Fee summary
Payment
30% of the price is due to book the work when the proposal is signed. The remaining 70% is due when the job is finished. Every invoice is payable within 14 days of its date.
Changes. If the scope changes, I’ll write it up as a change order that shows what’s changing, what it costs, and what it does to the schedule. I start changed work after you approve it in writing.
Rot and hidden damage. If I open a wall, floor, or exterior surface and find rot or water damage, I’ll stop in that area and send photos with options. I’ll price the repair and schedule impact before I proceed.
Allowances and selections. I’ll give you a selections and allowances list and use it to track finish choices. If you pick items over the allowance, I’ll document the difference before I order or schedule installation.
Permits and inspections. I’ll prepare the permit package and coordinate inspections that are part of this job. Inspection timing depends on the jurisdiction’s availability, so I’ll confirm dates as soon as I’m able to book them.
Access
You’ll provide access to the work area during scheduled working hours, including any gate codes and parking instructions. If I can’t access the site as scheduled, the timeline moves and any re-booking costs get billed.
Communication. You’ll get weekly check-ins and written updates as decisions come up. I use progress photos, a change order log, and a running list of selections so you can see what’s done and what’s next.
Closeout and handoff. At the end of the job I’ll walk the space with you, note the punch list in writing, and complete it. You’ll also get a closeout packet with the final scope, changes, and inspection handling records.
Ownership of documents. Once you’ve paid in full, the written scope of work, selections and allowances list, change order log, progress photos, and closeout packet are yours to keep and use for the property.
