Corona Del Mar

Costa Mesa

Newport Heights

Custom
Home-Builder

Custom Home-Builder from design to completion we handle all aspects of construction, including plans & permits, construction project management, inspection problem solving and job site quality control.

Home
Renovations

Remodel the spaces of your home that will add the most value at resale. Areas to focus on are kitchen remodel, bathroom remodel, interior and exterior painting, and don't forget the yard's curb appeal.

Construction Management

When you are hands on we provide effective construction project management to meet the construction schedule, project costs, workmanship quality, job site safety, and function of the project at hand.

Planning
& Consulting

Planning is the first step in any project. We guide our clients from setting a budget to designing their dream home. Consider the existing building conditions and prepare for the unforeseen to avoid costly delays.

During the traditional homebuilding process you as the homeowner communicate with at least four different parties. This means you manage several different contracts to include the architect, the designer, the contractor and should you desire, the sub-contractors (which are many). With that said you can imagine the problems in communication that can arise on top of delays that already occur during construction and the time required from you throughout the homebuilding process.When you hire us as your Design-Build Contractor we implement the fastest growing and most popular method used to deliver construction projects in the nation. Applying the design-build process we handle the entire home remodeling or new homebuilding project from the initial visit, into planning and design, budgets, permits and construction. Every aspect of the project is handled by a seasoned team of professionals overseen by us while you as the homeowner only have to worry about one single point of contact until the completion of the project.

To elaborate on the process, you receive one contract, one point of contact with responsibility in managing the construction project. The contractor works together with you from the beginning, providing recommendations to fit your design style and budget. Any changes are addressed to your contractor and are corrected in the shortest amount of time possible with no excuses and always working as a team toward collaborative problem-solving and innovation.As your Design-Build Contractor we begin with the planning phase of your home prior to drafting the homebuilding plans and coordinating with engineering, we take care of all due diligence at the city prior to applying for building permits, we take charge of the construction project management, show up for all city inspections, adapt to all situations in project problem solving and make sure of workmanship quality control. Our goal is to simplify the complexities of homebuilding so that you can focus on the details that will adorn the living spaces within your newly remodeled or custom built home.

Before

After

Before

Current Progress

Item 27: Garage Drywall ($500), Item 35: Front Wall 1st Floor Siding ($2,000), Item 41: Bathroom Glass Installation ($2,400), Item 49: Baseboard Material ($1,588.43), Item 58: Garage Door Trim ($1,000), Air Handler soffits and chase ($800)
[$8,288.43]

Agreed Interior Work Management Fee $18,000, broken out into 6k installments at installation of tile, wood flooring, garage doors; $6k paid and $12k to be split 50% stairs and 50% main door. 2/3 of main door completed frame, glass; pending wood
[$4,000.00]

Release and transfer of all design rights and use of building plans and owner's voluntary termination of agreed work pertinent to project address: 206 E. 15th Street, Costa Mesa, California, 92627; APN: 425-331-02
[$7,500.00]

Floating Bathroom Vanities:
Powder Room, In-Law Suite, 2nd Floor Suite, Jack-n-Jill and Master Bath. Laundry Upper Cabinets.
[$9,820.00]

Interior Work:
Project Management
Progress Payment: Agreed Trades to be installed - Tile, Flooring, Garage Drywall and Garage Doors
[$12,000.00]

Front Patio Metal Roof:
Close match to gutter and window trim color, 16" on center seams ($17.80/sqft @ 500sqft)
[$8,900.00]

Interior Door Hinges:
Concealed SOSS Hinges
Matte Black (10 Doors and 4 additional replacement hinges)
[$2,980.93]

Garage Deck Railing Posts and Metal Top Rail to match Metal Structure and Interior Stair Railing
[$2,625.00]

PENDING:
Interior Work:
Project Management
Progress Payment: Main Entry Metal Stairs
[$6,000.00]

Front Entry Wall Stone:
Fond du Lac Country Squire Rustic Blend Stone including shipping and corner stone pieces
[$3,933.68]

Main Entry Door Glass
Milgard Glass to Match Milgard Window Gray Tint (Slightly darker due to thicker glass and Tempered Glass code requirement) Delivery without Installation
[$747.89]

Gutter Installation
Black Metal Seamless Gutters, Modern Square Downspouts
[$3,400.00]

Interior Staircase
Single stringer, metal railing w/stainless steel wire, metal top railing

Exterior Turf:
Garage Deck, Courtyard and Between Driveway Concrete

Garage Deck Lights/Shade Metal Structure Kit:
Metal posts with brackets to easily insert into post bases

Progress Payment for:
HVAC Air Handler Connection to Condensers, Linear Supply & Return Duct Work and Vent Materials
[$5,870.00]

Final Payment for:
HVAC Exterior Condenser Unit Installation include mounting and condensing lines pressure test
[$2,625.00]

Kitchen Cabinets
Progress Payment
Pending Refrigerator, Freezer and Wine Cooler Panels
[$9,640.00]

Final Progress Payments for:
Wood floor and tile installation (Line items on payment schedule)
[$5,370.00]

Final Progress Payment for:
Front yard walkway, planters, fountain, enlarge side yard and back patio.
[$8,700.00]

Garage Deck Waterproofing
Progress Payment 3
Non-Slip Texture & Color
[$2,040.00]

Garage Doors:
Progress Payment #3
Final Door Install
[$5,700.00]

Garage & Master Bath Electrical (Car Charger Outlet Wire Materials and Bath Glass Film Switch)
($575.00)

Exterior Work:
Project Management Progress Payment 2 of 3
[$6,000.00]

Main Entry Door:
50% Including Deposit for a 2 week Delivery and Installation.
Total Including Paint & Install = $9,100
($7,900 Door, $550 Paint, $650 Delivery & Installation)
Deposit: $500, 2nd Installment: $4,050

Tree Installation Equipment:
Excavator and Telehandler
Baker Rentals Receipt
[$586.00]

Tree Installation Equipment:
Excavator Operator
and spotter
($300.00)

Garage Deck Waterproofing
Progress Payment 3
Non-Slip Texture & Color
[$2,040.00]

Tree Installation Equipment:
Excavator and Telehandler
Baker Rentals Receipt
[$586.00]

Tree Installation Equipment:
Excavator Operator
and spotter
($300.00)

Garage Deck Lights/Shade Metal Structure Kit:
Metal posts with brackets to easily insert into post bases

Garage Deck Side
Railing to match stair railing with stainless steel horizontal wire

Garage Deck Waterproofing
Progress Payment 3
Non-Slip Texture & Color

Interior Electrical Outlets and Switches Installation Progress Payment

Tile Installation Progress Payment (Pending Master Bath Tile and Laundry)

Master Bath Floor Tile Material (170 sqft @ 15.75/sqft = $2,885.00)

Garage Deck Waterproofing
Progress Payment 2
Fiberglass Resin, Slurry Coat

Yard Electrical Rough-In
Materials, Pipe Run, Outlets, Trees, and Street Planters

Project Management
Full-Time Onsite
Through April 2021

HVAC Fujitsu
Heat Pumps &
WiFi Air Handlers

Progress Payment
Dated:
8/28/2020

Progress Payment
Dated:
9/4/2020

Your New Junior-ADU

The project costs include a comprehensive estimate for the full range of services, labor, and materials required to bring the project to completion.

Shown above: New and existing slab and footing

Shown above: New ADU floor plan and garage addition

Shown above: New ADU roof buildout to meet existing roof and match existing 6:12 Slope

This remodel includes:

Practical Design

The ADU project design credits and images used for this estimate go to koch+andres (K+A) of Huntington Beach, CA. All architectural drawings under Project Details and Project Specifics are property of koch+andres and provided by client to display for a better understanding of this estimate only.

ADU Features:

Phase 1

REMOVAL

We begin with the messy stuff. After you have emptied your existing garage of your belongings, we begin by removing all existing structures that are no longer to remain a part of your home to make way for equipment, waste bins, portable toilet, construction fence, tools and building materials are to be stored onsite. We make sure to prepare the jobsite to comply with safety and erosion control standards. Should you decide to live onsite during construction, a set of rules and requirements are set forth to make sure we avoid unnecessary accidents throughout the project.

Timeline: 2 Weeks

Phase 2

UNDERGROUND

Our plumbing experts will begin digging out trenches to connect new sewer lines and provide a water source to the new ADU. After all waste lines are installed and inspected, trenches are to be filled back up and compacted to prepare the area for foundation work.

Timeline: 1 to 2 Weeks

Phase 3

FOUNDATION

A garage's foundation slab is usually built below the floor level of the living area; therefore, we will be required to build up the garage floor to meet the level of the house. In addition, not all garage footings are built to support a living area's structure, and this will require reinforcing of the existing footings to allow for new support posts and steel hardware to hold down the existing and new walls. Our team of concrete experts will prepare the new garage area to pour in new footings and attach them to the existing garage foundation. This will require more trench work and reinforcing bar prior to forming the new slab to pour the new concrete slab and living area floor overlay.

Timeline: 1 to 2 Weeks

Phase 4

FRAMING

The bones of all structures, during this phase you will be able to walk into the spaces you have seen on paper and imagined walking into during the lengthy planning process. Utilizing only the highest quality of lumber, treated for termites and dry rot, we will replace any existing damaged wood and build a new reinforced structure that will support your roof and stabilize the walls during the back-and-forth rocking of California earthquakes. You will enjoy watching as new walls are lifted into position and beams are hoisted to the highest peak of the new building. Part of framing includes shear paneling, the ligaments, and muscles of the walls to tighten the structure all around, including the roof sheathing where over 10,000 nails are shot in a crisscross pattern and ridges are strapped to await inspection. Let us not forget the fresh smell of pine on an early morning. Isn't it fun already, just imagining your ADU being built?

Timeline: 1 to 2 Weeks

Phase 5

ROOFING,
WINDOWS
&
WATER-
PROOFING

Immediately after the inspector signs off on framing, we will hurry to protect your new home with a roof to match the existing roof structure, slope and color. We don't get much rain, but with close proximity to the ocean breeze it is also of importance to immediately wrap the exterior walls with weatherproofing material. Following these two steps we are ready for windows and flashing material to protect the windowsill and keep any moisture out and away from damaging the new structure. What is great about this phase is that we can continue to work inside simultaneously, with an enclosed roof and nobody on the roof to drop a hammer, it is safe for the Phase 6 trades to work inside and make progress!

Timeline: 3 to 4 Weeks

Phase 6

(MEP WEEKS)
MECHANICAL
ELECTRICAL
PLUMBING

The primary utilities of a home, cold air-conditioning, heat, water, and a waste line. These three trades are performed while Phase 5 is taking place on the exterior. Before we can close up the walls with drywall, we make sure to provide power and airflow to all rooms and hot and cold water to the kitchen and bathroom areas. This includes installing all the rough-in pipes for a furnace and water heater as well as the ducts to deliver hot and frigid air into every occupied room. Once complete, we are ready for another inspection known as the COMBO-Inspection; a combination of inspections bundled up into one visit to expedite the building process and minimize the downtime each inspection can potentially create (sometimes entire days).

Timeline: 2 - 3 Weeks

Phase 7

INSULATION

Before our drywall crew installs sheetrock, we must seal all crevices that the light can see. If light can travel through, it is most certain that air can too. A tight envelope is mandatory to meet Title-24 standards and reduce the inflated costs of cooling and heating a home. Insulating electrical wire and plumbing penetrations especially those entering the attic, between wood members where two walls join will also keep unwanted critters out where they should be (ants, roaches, rodents, centipedes...and even lizards in certain areas). We will foam insulate the attic and the perimeter of the new structure in addition to the already required wall and ceiling insulation. A tedious and itchy process, but it must be done to keep you cool when it is hot and warm when it is cold...Insulating will also reduce noise between rooms, so there is no need to whisper to your partner.

Timeline: 3 - 5 Days

Phase 8

DRYWALL,
MUD,
TEXTURE
&
PVA

Drywall installation layout, fasteners depth, distance, and size...intricate details to keep on check prior to inspection. We will make sure to properly tape inside wall corners, seams, and metal beads to comply with fireproofing standards and meet sheetrock product fire ratings. Three coats of drywall mud are necessary to create an even wall surface around drywall joints and seams. Texture is the last step, to achieve an orange peel look or in high-end and more labor-intensive projects, to create a smooth surface. Prior to painting we will apply a couple coats of PVA primer to seal the sanded drywall mud, expose any hidden imperfections and address them to create better paint adhesion, especially in bathrooms, where moisture can bubble up latex paint within days of application.

Timeline: 2 to 3 Weeks

Phase 9

TILE,
FLOORING,
TRIM
&
CABINETRY

We now get to dress your new living space with the design swatches of tile and flooring that we put together during the design phase. During this stage, the tile crew installs the selected finish tile material on the bathroom shower walls and floors, unless the engineered wood flooring is waterproof and installed throughout the entire living area. After grouting tile, baseboards, doors, and door trim, are to be installed by our finish carpenters. The custom bathroom vanity and kitchen cabinets are set in place along with their matching countertops.

Timeline: 2 Weeks

Phase 10

FIXTURES,
PAINT,
HARDWARE
&
APPLIANCES

Fixtures to be installed include:Plumbing: kitchen sink, garbage disposal, faucet, water valves, bathroom faucets, shower trims, bathtub and toilet, water heaterElectrical: Recessed lighting, vanity lighting, outdoor wall lighting, ceiling fans, electrical switches, outlets, wall plates, smoke detectorsMechanical: Air registers, return grille, furnace shut-off valveHardware: Doorknobs, door and drawer pulls, main entry and side yard door thresholdsAppliances: dishwasher, washer and dryer, microwave, range hood, refrigeratorLast item on the list is a couple fresh coats of paint on newly sanded walls, ceilings, doors and trim.

Timeline: 1 Week

Phase 11

CLEAN UP +
PASS FINAL
INSPECTIONS

By this phase, there is little if any leftover material to return or store away for future repairs and maintenance, we are now cleaning up the jobsite from unnecessary tools and equipment making way for the cleaning crew to leave your new ADU looking spotless. A clean jobsite got us through the building inspections without corrections and we want to have our final inspections signed off on our first try to process the occupancy permit in a timely manner. Now one last step before we are at the finish line!

Timeline: 3-5 Days (depending on inspection scheduling)

Phase 12

WE HAND YOU
THE KEYS TO
YOUR NEW AND
READY TO
CASH FLOW
ADU

We always ensure that we leave our customer's homes in tip-top condition; letting Dyson take care of any dust and giving your new ADU the once over.At this point, once all "Work Completed" tallies are in and all completed work is paid for, we will hand over the keys to you for final approval and sign-off. After that, it's all yours!Jump, run, party, or relax after a long, but enjoyable experience in building your brand-new cash flowing investment!

Timeline: 3 to 4 Hours

HALF-BATH

Cost Estimate

$1,800 - $2,700

Items

HALLWAY BATH

Cost Estimate

$10,000 - $12,000

Items

MASTER BATH

Cost Estimate

$15,000 - $18,000

Items

HALF-BATH

Items

HALLWAY BATH

Items

MASTER BATH

Items

2 - Paquetes ($5-$6/ea)

2 - Calentadores ($50/ea)

1 - Caja ($25)

One Trade

Three Trades

Up-to 10 Trades