Value engineering is one of the most important responsibilities we have during Paid Preconstruction. We understand that by choosing our collaborative process instead of competitively bidding your project, you're placing a great deal of trust in us — and we take that responsibility seriously.

Throughout Preconstruction, we proactively look for opportunities to improve value by exploring alternative materials, construction methods, design refinements, and sequencing strategies that can reduce costs without compromising the overall vision of your home. At the same time, there are areas where we simply won't recommend cutting corners — quality, durability, and long-term performance should never be sacrificed for short-term savings.

Our goal isn't simply to lower costs — it's to help you invest your budget where it creates the greatest long-term value.

Competitive bidding can be effective, but only when every contractor is pricing a complete, highly detailed set of construction documents and specifications — and that's rarely the case early in design. Materials, construction methods, allowances, and countless details are often left open to interpretation, so proposals that appear comparable often aren't, making it difficult to understand what's actually included.

Rather than asking you to choose a contractor based on incomplete pricing, we believe it's more valuable to choose a team based on process, experience, communication, and referrals — then work collaboratively through Paid Preconstruction to develop a complete project scope and an accurate budget. This approach leads to fewer surprises, better decisions, and ultimately a more successful project.

Both contract types have their place, but whenever possible, our goal is to earn the opportunity to provide a Fixed Price contract — one of the most valuable protections a homeowner can have, since it provides cost certainty once the scope is clearly defined.

The challenge is that a Fixed Price is only as accurate as the information it's based on. That's why our process begins with Paid Preconstruction: we start with a preliminary budget and refine it as design, selections, and scope become fully defined, so we can confidently offer a Fixed Price before construction begins.

There are situations where a Cost Plus agreement is the better fit — for example, if the design is still evolving or it's important to begin construction before every detail is finalized. Cost Plus allows the project to move forward with complete transparency into actual costs. We'll recommend the structure that best aligns with your project's design completion, priorities, and desired balance between flexibility and cost certainty.

Every project is different, so our Preconstruction fee is based on the scope and complexity of the work. For smaller projects, such as an ADU, fees typically start around $5,000. For larger custom homes and major renovations, the fee is generally around 1% of the anticipated construction budget.

During our initial consultation, we'll discuss your project, explain exactly what's included in the Preconstruction process, and provide a proposal tailored to your specific project. We view Preconstruction as one of the best investments you can make — it reduces uncertainty and creates a more predictable, successful project.

Every project is unique, so there's no universal cost per square foot. Overall cost depends on several factors:

• Design — large expanses of glass, open floor plans, steel structures, and complex architectural details generally increase construction costs.
• Finish selections — cabinetry, windows, flooring, plumbing fixtures, and appliances can significantly impact the budget.
• Site conditions — sloping lots, grading, drainage, utility infrastructure, and soil conditions can all have a substantial effect on cost.
• Jurisdiction & permitting — permit fees and local agency requirements vary by municipality.

As a general planning guideline, today's Peninsula custom homes typically range from approximately $700 to more than $1,000 per square foot of finished living space, representing the total project cost including design, engineering, permits, construction, and landscaping — not just the construction contract. One of the primary goals of Paid Preconstruction is to replace broad assumptions like these with a detailed, project-specific budget for your unique home.

Every project is different — the overall timeline depends on size and complexity, the responsiveness of the owner and design team, and the review timelines of the local jurisdiction. We recommend discussing availability and expected design schedules with your architect and design team early on.

Permitting: from the time plans are submitted, approvals typically take 3–12 months, depending on the city, project complexity, and review process.

Construction:

• ADU — approximately 4–6 months
• Major renovation — approximately 9–12 months
• Custom home — approximately 12–18 months

These are general planning guidelines. We'll develop a project-specific schedule during Preconstruction as scope, design, and permitting strategy become more clearly defined.