Five stages, written down in full.

We walk the house, talk through what you want to change, and give you an honest sense of the budget before anyone commits.

We spend about ninety minutes at the house, looking at the rooms in question and at the things that tend to drive cost: foundation movement, panel capacity, drain lines, roof framing, window openings.

You leave the meeting knowing roughly where your plans sit. If what you want to do costs meaningfully more than you planned to spend, you will hear that at the very start rather than halfway through.

Drawings, structural review and every finish selected, including tile, stone, plumbing and hardware, before a price exists.

Measured drawings of what is there, then plans for what it becomes. Structural changes go to a Texas-licensed engineer for review.

Every finish gets chosen in this stage: cabinetry, counters, tile, plumbing, lighting, hardware, paint. Nothing is left as an allowance to be resolved later, because allowances are where fixed prices quietly stop being fixed.

One number, built from trade partner bids on finished drawings. No allowances hiding a second budget.

Our trade partners bid the finished drawings and the selected finishes. We assemble those bids into one contract price with a line-item scope you can read.

The price changes after signing only if you change the scope, or if something genuinely hidden turns up behind a wall. Both cases are handled as written change orders you approve before work continues.

Submittal and plan review with the reviewing authority. Review calendars belong to the City, and we track yours weekly.

We prepare and submit the permit package. Review belongs to the City of Austin Development Services Department, not to us, and it moves with the City's queue. We report where your submittal sits every week.

Homes in West Lake Hills, Rollingwood, Lakeway and Bee Cave are reviewed by those cities instead, under their own rules. Properties in a local historic district or with a heritage tree add review steps we will flag at consultation.

In parallel we order long-lead items, build your schedule, and set up site protection.

One lead carpenter on your house start to finish, a schedule built for your project, and weekly written updates.

One lead carpenter runs your house from demolition to punch list, so the person who saw the framing is the person who hangs the trim.

You get a written update every week: what was finished, what is next, what we need from you, and whether anything moved. Every project is scheduled individually, because location and scale decide how long the work takes, and we would rather give you a real schedule for your house than a generic figure.