Every step, before you're in the middle of it.
Construction goes better when nobody is surprised. Here is the whole path, including the paperwork people don't usually explain.
Seven stages. Tap one to see who does what.
- You
- Answer a few questions, starting with the address. Add photos or plans if you have them.
- We
- Look up which building department handles the address and whether the project fits what we do.
- What can vary
- Some projects are clear from photos; others need a visit first.
- You
- Meet us on site, or send photos and measurements for a remote review.
- We
- Measure, look at what is there now, and check setbacks, zoning and any open permits.
- What can vary
- Lakefront lots, HOAs and older homes add questions.
- You
- Tell us what matters most: budget, look, timing.
- We
- Decide what drawings, engineering and permits the work likely needs.
- What can vary
- Each city and the county publish their own checklists. The building department decides.
- You
- Read it, ask anything, and sign when you’re ready.
- We
- Price it from real bids and write the scope, price, milestones and our license number in plain English.
- What can vary
- If we don’t have enough real prices yet, we get bids first, and that takes a little longer.
- You
- Sign the owner forms we tell you about (often a Notice of Commencement, before a notary).
- We
- Apply for the permit in our name and schedule licensed trade partners for the work their licenses cover.
- What can vary
- Review times vary by jurisdiction and project.
- You
- Keep access clear and tell us if anything changes on your side.
- We
- Build in the order inspections require, update you at each milestone, and put any change in writing first.
- What can vary
- Weather, inspections and material lead times can move dates. We tell you when they do.
- You
- Walk the finished work with us and make the final payment.
- We
- Pass the final inspection, fix any last touch-ups and hand you your paperwork to keep.
- What can vary
- What’s in your paperwork depends on the job: lien waivers, permit records and warranties.
Not every project needs every step. What's required depends on the scope, the jurisdiction and the rules that apply.
The paperwork, in order
The forms and promises behind each stage, so nothing surprises you.
You tell us where and what
The project form asks for the address first, because it decides which building department's rules apply. Then the project, whether the home is lived in, a few photos and your timing.
We reply within 1 business day. If it isn't something we do, we say so right away.
We do our homework
Before we visit, we check the parcel and what your building department publishes for this kind of project: how close to the property line you can build, what drawings are needed, and which inspections come. If something needs special approval or an engineer, you hear it now, not after you've signed. We sketch your project on your lot from public records so you can see it before you sign.
Site visit
We meet you at the property, measure, look at what's there (the slab edge, the roof line, the framing around an opening) and answer questions. Have your survey handy if you have one.
Written proposal
A plain-English proposal with the scope, what's included and what isn't, the price, the payment milestones and our license number (CBC1267185). Residential proposals include the notice about Florida's Homeowners' Construction Recovery Fund that state law requires.
Contract and deposit
When you're ready, you sign the contract and pay the deposit: ten percent of the contract price or less in most cases. How payments work.
Drawings and permit
We prepare or coordinate the drawings and apply for the permit in our name. You may be asked to sign an owner's authorization, and for most jobs a Notice of Commencement, which you sign before a notary and which gets recorded with the county. We tell you exactly what to sign and why.
Build and inspect
Work happens in the order the inspections require: footings, framing, and so on, so nothing gets covered before the inspector sees it. Licensed trade partners handle roofing, electrical, plumbing and HVAC pieces. You get updates at each milestone.
Changes, in writing
If you want to change something, or we find something hidden that changes the work, you get a written change order with the price and time before the extra work starts.
Final inspection and your paperwork
We pass the final inspection, walk the finished work with you, and hand you everything to keep: final lien waivers (proof everyone was paid), the closed permit, and product information and warranties where they apply.
Good questions to ask any contractor
Including us.
Is your license active, and what does it cover?
Look it up yourself on MyFloridaLicense.com. Ours is CBC1267185, a State Certified Building Contractor license. It covers the work we do; roofing, plumbing, electrical, HVAC and pools need their own licenses, which is why licensed trade partners do that work.
Who pulls the permit?
When a permit is required, we pull it under our license. Be careful if a contractor asks you to pull it yourself as an "owner-builder": that makes you legally responsible for the work.
How much is the deposit, and when do you start?
Florida law ties larger deposits to deadlines for applying for permits and starting work. Here's how it works.