Designing and pricing a bath or kitchen project is a straightforward process and though it is complex, it need not be mysterious.   In fact, it is one of the aspects of remodeling that I enjoy most- helping customers discover that portion of their dream that is reachable and functional for years to come.

Setting the budget maximum is the first step in the design/build process.  Often our dreams are larger than our budget. And such is the stuff of wonder and hope. But real world limitations require a budget, and with this information at the beginning of the relationship, the remodeler can use rule of thumb estimations to eliminate alternatives that are too expensive for the owner. This speeds up the process and is a way to show respect for time of the contractor and homeowner.

Though some customers may be reluctant to share this information with me, it doesn’t affect my pricing structure.   I use a unit-pricing method of estimating with a fair markup commensurate with the quality of service I provide.   Then I input the specifications of the project into the software and let it total the price.  It is an industry standard database tailored to the Central Texas market, and takes most of the guess work out of the process and gives consistent bids.  Because of this, knowing the budget at the outset doesn’t change my approach, nor will it affect most reputable contractors.

I appreciate it when customers allow me to use my resources to guide them through the designing phase of the project with the greatest precision possible. Although, I must admit that I can identify with this tendency to dream. My wife and I, since arriving in Waco, TX some 18 years ago, have certainly done our share of dreaming. But in fairness to any contractor, you should respect his time constraints and use his expertise to pursue realistic possibilities.

The second step in the design/build process is to develop a layout and comprehensive plan.  The owner must decide on the floor plan, doors, windows, appliances, ADA fixtures, bath fixtures, light fixtures, kitchen cabinet style and wood type, ceramic tile, marble, cultured marble, paint, etc.  At West Construction, Kitchen & Bath , I often try to put the ideas of the owner into a 3d software program. I have found that this simple software helps to visualize and “get a feel” for the plan in a way that paper and pencil don’t, especially when trying to makeover bathrooms for the elderly and handicapped.  It also helps to avoid miscommunications that can be frustrating.

Once the plan has been finished, the third step begins.  The contractor begins pulling all the prices together in a comprehensive proposal.  When the ‘first draft’ has been completed, the homeowner and contractor must look over the package carefully and make note of changes, omissions, questions, etc. Depending on the complexity of the project, this may take several sessions. Although this is tedious work, I have found that thoroughness at this point eliminates most ’surprises’ that are the stuff of contractor legend.

The fourth step is quite indespensable-the signing of the contract and initial payment.  : )

Inevitably, a fifth step develops as the project moves along.  As the work begins to take shape in the real world,  the owner begins visualizing possibilities that weren’t apparent at the beginning. To deal with this, the typical contractor uses a contract called a Change Order.

A Change Order is just what it sounds like. It is a new contract in addition to the original contract, which authorizes the contractor to change or add something to the project that was not addressed in the original written agreement.

This must be submitted in writing, and the owner must review, approve, sign and date the Change Order contract. Also, it must be paid for in full at the time of signing.

There are a few items of note which are obvious assumptions. For example, the contractor is promising to perform the work contained in the Proposal. But unforeseen things such as termite damage will be in addition to the work agreed to in writing, and will require a change order with signed approval by the owner.

I create a Google Calendar to organize projects for which I have a signed contract.  I then ’share’ (google terminology) that calendar with the customer so that they can know the time table I am following. I have found it a great way to communicate with my customers. I will discuss this in greater detail in another post.