Our 5-Step Remodeling Process
Research & Pre-Planning
Phone interview / Email to discuss wants & needs.
In-home meeting of project scope and discuss general investment range.
Discuss the Financing options available.
Drone scan (Pre-Construction) and site walk of the property.
Discuss possible options and what can be done.
Follow-up with free budget range email and scope of work included in the Project Development Agreement (PDA).
Project Development Agreement (PDA)
This is a critical step in planning and successful project completion!
We’ll let you know what the design fees will cost before anything is measured – we want to keep education up and expenses down!
Once the PDA is completed we begin to measure your existing home and recreate the original plan, then provide a concept that covers what we discussed during the in-home meeting.
We’ll collaborate with you on our concept to ensure it captures your wants and needs and make changes to that concept before we estimate.
We’ll create plans to showcase what your home could look like.
We’ll bring our team into your home to understand the scope and provide firm estimates for your project.
We’ll provide our professional estimate detailing the scope of work and an itemized list of allowances.
We’ll have professional plans, engineering, and specs ready for submittal to the city for permits, you’ll get all of this that you will need anyway whether or not you choose to move forward with the build with Golden State that anyone can take and go!
If this sounds daunting, it isn’t! We’ll take the time to explain every step along the way.
(Read more about what a Project Development Agreement “PDA” is at the bottom of this page)
Shopping & Selections
In this step we enter into a Home Improvement Contract together based on the design, drawings, and scope of work.
SHOPPING DAY! Our favorite day. We will provide you with a web link to assist you in selections shopping from the comfort of your home yourself for your dream space at no charge or at your request we also can provide professional interior design services available as an add on if you desire that one on one in person experience.
- This is cabinets, countertops, flooring, lighting, fixtures, paint, etc.
Input and approve all selections based on shopping.
- Budget is finalized & construction can be scheduled.
Permits & planning is 100% complete at this phase.
An onsite meeting is arranged to meet your remodel team in a pre-construction meeting.
Schedule is posted in our online construction software.
Meetings are scheduled and posted for the phases of the project.
Golden State will review the construction schedule and selection schedule with you.
- Actual ground-breaking construction begins and the building process proceeds in order of the following:
- Project Begins –Start demolition and or rough grading.
2. Site Preparation –Install underground utilities and pour foundation.
3. Structural Framing & Rough Trades – Rough framing, plumbing, electrical and mechanical work takes place. A structure takes form.
4. Building Exterior – Roofing, windows, siding or stucco. The house becomes dried-in.
5. Building Interior – Drywall, finish carpentry and cabinets. Walls are formed and the floor plan takes shape.
6. Interior Finishes – Tile, stone, painting, appliances, finish plumbing, finish electrical and finish mechanical are completed.
7. Hardscape and Landscape – The exterior of the home receives its finishing touches.
8. Final Steps – Professional, final clean-up and move in.
Closeout of Your Home
A completion list & punch list are conducted to ensure your home is 100% finalized.
Drone scan (post-construction)
Move in! Enjoy your “new” home!
Golden State offers a 3 year warranty for all aspects of your home that we were part of the construction.
A closeout manual is provided that includes warranty, all drawings, product information, and selection information.
WHAT IS A PROJECT DEVELOPMENT AGREEMENT?
Simple, It is a pre-construction plan.
We provide our homeowners with a preliminary cost range estimate after the initial consultation. If we’re a good fit for each other and you’re comfortable with our preliminary estimate the next step would involve a Project Development Agreement (or PDA) before the construction contract..
Our Project Development Agreement allows us to help develop your project for construction. There is typically quite a bit of pre-construction homework to do before a remodeling job is ready to begin and become a Home Improvement Contract. The PDA allows us stay on budget & schedule.
Some homeowners are familiar with the “three bid” type scenario. There is absolutely nothing wrong with interviewing multiple contractors. In our opinion the three-bid system is flawed. There seems to be huge disconnect between competing bids when the project has not yet been developed properly.
We often refer to the shopping analogy:
If you ask three different people to go grocery shopping (with little instruction) what will happen? You’ll get three different carts, with three different prices from three different stores (if they even show up or call you back)!
The PDA allows us to hone in on a defined scope and guaranteed project price. Each client that signs a PDA will receive a comprehensive job book &/or website site access that includes;
- In-house design & build
- Interior design
- Plans & elevations
- Scope of work
- Fixed price proposal
- Client selections
- Client allowances
- Budget revisions
- Production schedule
As you can see, there is a fair amount of work to do before any remodeling project is truly “ready” for construction. This pre-construction homework is included in our final construction contracts. We’re “shovel ready” or “demo ready” after the PDA is complete.
CONTACT US TODAY!