Frequently asked questions.

It depends entirely on the house and the finishes you choose. A full renovation inside the existing footprint sits at one end, and moving walls, adding structure and specifying custom cabinetry and natural stone sits at the other. We are very happy to talk budget openly in our first conversation, so you know quickly whether we are the right fit.

A guest bath rebuilt to the studs and a primary suite with a relocated layout, a large tile shower and natural stone are quite different projects. Tell us what you have in mind and we will give you a candid sense of the budget straight away.

Both depend heavily on how much structure, foundation and mechanical work sits behind the finishes. We will walk the house with you and talk through the budget honestly before any design work begins.

PLACEHOLDER: confirm the minimum project size before launch. We are set up for full-room and whole-house work rather than single-item repairs, and we will let you know kindly at the first call if your project is smaller than what we do well.

PLACEHOLDER: confirm consultation and design fees before launch.

Because a figure on a page cannot know your house, your plans or your taste, and we would rather not set an expectation we cannot stand behind. What we will do is discuss budget openly and early, then confirm one fixed price built on finished drawings and selected finishes.

One contract number, produced after design is complete and our trade partners have bid the finished drawings and the selected finishes. It changes only when you change the scope, or when something genuinely concealed turns up. Both are handled as written change orders you approve in advance.

No. Allowances are placeholders for decisions nobody has made yet, and they are the most common reason a fixed price stops being fixed. Every finish is selected during design, so the price is built on what you are actually getting.

We stop, document it, price the fix, and bring it to you as a change order before continuing. You see the cause, the options and the cost. On older Austin homes the usual finds are foundation movement, failed drain lines, undersized electrical service and previous work that was never permitted.

Because it would not be honest. The length of a remodel depends on the location, the reviewing authority, the scale of the work and what we find once walls are open. Rather than quote a figure that may not apply to your house, we build a schedule for your specific project during design and share it before you sign.

Before construction starts. Your schedule is built alongside the fixed-price proposal, once the drawings and selections are complete, and you get a written update every week telling you whether anything has moved.

Because every finish is chosen before a price exists. Drawings, structural review, cabinetry shop drawings, tile, stone, plumbing, lighting and hardware all get decided in this stage. The alternative is choosing under pressure mid-build, which costs both money and time.

We prepare and submit the package, then manage the review and any corrections. The review calendar belongs to the City, not to us, and it moves with the City's queue, so we will not promise an approval date. We do report where your submittal sits every week.

No. West Lake Hills, Rollingwood, Lakeway and Bee Cave are separate cities with their own building departments, rules and review schedules. Homes there are permitted by those cities.

Exterior changes on contributing properties, which includes much of Hyde Park, go through historic review in addition to the standard building permit. It is a real stage with its own calendar, and we build it into the schedule from the start.

We prepare and submit the permit package and manage the review process and inspections. You do not deal with the City.

A 12-month workmanship warranty covering our labor, starting at substantial completion. Materials, appliances and fixtures carry their own manufacturer warranties, which pass through to you. We do not offer open-ended or lifetime guarantees, because nobody can honestly stand behind one.

Texas does not license general contractors or remodelers at the state level, so no remodeler in Austin holds a state contractor license, whatever their website says. We are registered with the City of Austin Development Services Department and fully insured, with general liability and workers' compensation coverage. All electrical, plumbing and HVAC work is performed by Texas-licensed trade partners, since those trades are licensed by the state.

Yes. We carry general liability and workers' compensation coverage, and we can provide certificates of insurance on request.

For a single kitchen or bathroom, usually yes, with a temporary setup and dust containment. For a full house renovation, generally no, and we will say so directly rather than let you find out once the work is under way.

Sealed containment at the work area, floor protection on every path the crew uses, and daily cleanup. It does not make a remodel invisible, but it keeps the rest of the house usable.

One lead carpenter runs your house from demolition through punch list, and you get a written update every week covering what was finished, what is next, and what we need from you.