First Meeting

During our first meeting we take the time to get to know you, our potential client. Regardless of the size and scope of the project, it is important for us to leave this meeting with a good understanding of what your needs are.  As we listen to your project description, we work to gain a firm grasp on your goals and ideas. This can include a discussion about the highlights and hindrances of your current home to identify a potential design program, or a preliminary review of drawings you have already had prepared.  We are more than happy to work with your architect, or facilitate the design through our own network of architects. 

Beyond the design and build needs of the project, we also want to discuss the important task of selecting the right contractor.    What type of questions should you be asking?  Are you looking for specialized skills?  What about experience and references? What is important to you?  Can you trust your gut instincts?  How do you evaluate communication, follow-through or transparency? Is scheduling critical to you?   There are plenty of cue's and signs to read from your contractor during the screening process that will be a good indication of how they will run your job.  We work very hard to deliver quality in all of these areas and you should expect nothing less.

Estimating

After our first meeting, we take the information we gathered and turn that into a preliminary estimate to help you determine if your project and budget goals are compatible. We apply our company historical data, consultations with our specialty contractors, and current material costs to the proposed scope of work to arrive at a general cost of construction. These are numbers to help you determine the cost of your design, and which elements you can include within a targeted budget range.  This preliminary estimate is always complimentary.  We consider it our opportunity to win you over by showing you our commitment to quality, detail, and professionalism.

If we are providing on going cost studies as part of our pre-construction services, we work closely with the architect/engineer to provide real time cost comparisons (materials and methods) so that time is not wasted on unfeasible design options.  Without this real time cost analysis, "designing to a budget" is a difficult and inefficient task.

Critical Path Scheduling

At GT Residential we believe no project should start without a detailed, critical path schedule.  By identifying and sticking to a set schedule we are able to bring peace of mind to the remodeling process.  Our clients receive a copy of this schedule prior to commencement and can track our progress along the way.  No client should feel in the dark as to when their home life can return to normal.  That being said, remodeling is a different dynamic than new construction and hidden revelations do present themselves during the course of work.  We will quickly identify and communicate any scope of work that will effect budget or schedule and updates will happen in real time. 

Permitting & Construction

Upon completion of a finalized design, the local jurisdiction is consulted for approval and permitting. Permitting costs are based on the actual design and will be determined during the plan review. Small design changes may need to be made at this point, resulting in alterations to the original plans and budget. The processing time for a building permit is largely dependent on the city you are building in, but generally require 4-6 weeks. Our network of architects are in good standing with the city of Seattle and often get "front of the line" status based on their excellent track record.  The best advice we can give is plan ahead.  It is more important to get it done right than to get it done fast.  Time spent on design and pre-construction planning will pay dividends when the job is in construction.

Prior to breaking ground, we will have a full orientation meeting to discuss the construction phase of the project.  This meeting is designed to help you, our client, adapt to the process, and find a way for you and your family to not only survive what can feel like chaos, but the thrive in the midst of it.  Remodeling projects are exciting and fun.  As alterations unfold, representations on paper become concrete 3 dimensional objects that you can see, touch and feel. Even the very basics in dust control, mobilization and communication systems can go a long way in preserving this fun and exciting transformation.