How We Work

Our Proven Process

Refined over 27 years and 287 projects, our four-step methodology ensures transparency, quality, and a stress-free building experience.

Building a custom home or completing a major remodel is one of the largest investments you'll make. Our process prioritizes clear communication, realistic expectations, and meticulous attention to detail from initial consultation through final walkthrough.

01

Discovery

2-4 weeks

02

Design

6-12 weeks

03

Build

10-16 months

04

Delivery

2-3 weeks

01

Phase One

Discovery & Site Analysis

Duration: 2-4 weeks

Initial Consultation (Complimentary)

We start with a 60-90 minute meeting at our Morena Boulevard showroom or at your property site. You'll meet with our ownership team to discuss:

  • Your vision, lifestyle needs, and must-have features
  • Budget parameters and financing timeline
  • Site constraints and opportunities
  • Preliminary timeline expectations
  • Questions about our process, team, and past projects

Site Visit & Analysis

For custom homes or major additions, our team personally visits your lot to assess:

  • Topography: Slope percentage, drainage patterns, elevation changes
  • Soil Conditions: Preliminary assessment (formal soil testing comes later)
  • Views & Solar Orientation: Sun path, prevailing winds, view corridors
  • Access: Street access, utility connections, construction staging areas
  • Zoning & Setbacks: Review of lot zoning, required setbacks, height limits
  • Coastal Considerations: Proximity to Coastal Zone, HOA restrictions

Preliminary Budget & Timeline

Within one week of the site visit, we provide:

  • Preliminary budget range based on square footage and finish level
  • Estimated timeline with key milestones
  • Identification of any regulatory hurdles (Coastal Commission, etc.)
  • Next steps if you decide to move forward

Design Agreement

If we're a good fit, we execute a Design Agreement outlining:

  • Scope of design services
  • Design fee (typically $15,000-$35,000 for custom homes, credited toward construction if we build)
  • Timeline for design phase
  • Deliverables: floor plans, elevations, 3D renderings, preliminary materials

What You'll Need

  • Property survey (if available)
  • HOA guidelines (if applicable)
  • Inspiration photos (Houzz, Pinterest)
  • Budget range
  • Desired timeline/move-in date

Key Decisions

  • Project scope & budget
  • Timeline expectations
  • Move forward with design

No Pressure: The discovery phase is about determining if we're the right fit for your project. About 30% of consultations don't move forward—and that's okay. We'd rather be upfront about budget, timeline, or scope concerns than surprise you later.

02

Phase Two

Design & Planning

Duration: 6-12 weeks (custom homes), 3-4 weeks (remodels)

Schematic Design

Our architecture team works on initial floor plans based on your program requirements, site constraints, and budget. You'll receive:

  • 2-3 floor plan options with furniture layouts
  • Site plan showing building placement, driveway, landscaping
  • Preliminary elevations (exterior views)
  • 3D renderings of key spaces (kitchen, living room, exterior)

Timeline: 2-3 weeks. Includes one design meeting to review and refine.

Design Development

Once you approve the schematic design, we develop the details:

  • Architectural Plans: Refined floor plans with dimensions, door/window schedules
  • Structural Engineering: Foundation design, beam sizing, seismic specifications
  • Material Selections: Meetings with our design team at our showroom to select flooring, tile, countertops, fixtures, paint colors
  • Cabinetry Design: Kitchen and bath cabinet layouts with elevation drawings
  • Electrical & Lighting: Outlet locations, light fixture selections, smart home pre-wiring
  • HVAC Design: System sizing, duct routing, thermostat locations

Timeline: 4-6 weeks. Includes 2-3 material selection meetings and design reviews.

Cost Estimation & Budget Alignment

Our project management team prepares a detailed cost estimate based on finalized plans:

  • Line-item breakdown by construction phase (foundation, framing, finishes, etc.)
  • Material costs with allowances for fixtures and finishes
  • Subcontractor labor costs
  • Permit fees and soft costs
  • 10% contingency for unforeseen conditions

If the estimate exceeds your budget, we value-engineer before permitting. Common adjustments: square footage reduction, finish-level modifications, or phased construction.

Permit Package & Submission

We prepare and submit a complete permit package to the city or county:

  • Architectural plans stamped by licensed architect
  • Structural engineering calculations and drawings
  • Energy compliance documentation (Title 24 calculations)
  • Soils report and foundation engineering (if required)
  • Coastal Development Permit application (if in Coastal Zone)
  • HOA architectural review submission (if applicable)

Permitting timeline varies: 3-5 months typical, add 2-4 months for Coastal Commission review.

Deliverables

  • Complete architectural plans
  • 3D renderings & VR walkthrough
  • Material specifications
  • Detailed cost estimate
  • Permit-ready package

Your Involvement

  • 2-3 design review meetings
  • Material selections at showroom
  • Budget approvals
  • HOA submission review

Design Fee Credit: If you proceed with construction, your design fee is credited 100% toward the build cost. If you choose not to build with us, you own the plans and can use them with another builder.

03

Phase Three

Construction

Duration: 10-14 months (custom homes), 6-10 weeks (remodels)

Pre-Construction Meeting

Once permits are approved, we hold a pre-construction meeting with you and the project team:

  • Review construction schedule with key milestones
  • Introduce your dedicated project manager and lead carpenter
  • Confirm final material selections and allowances
  • Discuss site logistics: access, hours, parking, noise considerations
  • Execute construction contract with draw schedule

Construction Phases

Phase 1: Site Work & Foundation (Weeks 1-6)

  • Survey staking and site layout
  • Demolition (if remodel) or clearing (if new construction)
  • Excavation and grading
  • Underground utilities (sewer, water, electrical, gas)
  • Foundation: footings, rebar, concrete pour
  • Backfill and compaction
  • Inspection: Foundation inspection before backfill

Phase 2: Framing & Exterior Shell (Weeks 7-14)

  • Floor system or slab (depending on foundation type)
  • Wall framing, headers, shear walls
  • Roof framing: rafters or trusses
  • Exterior sheathing and weather barrier
  • Windows and exterior doors installed
  • Roofing installation
  • Inspection: Framing inspection

Phase 3: Rough Mechanicals (Weeks 15-20)

  • Electrical rough-in: wiring, outlet boxes, panel
  • Plumbing rough-in: supply lines, drain/waste/vent
  • HVAC installation: ducts, registers, equipment
  • Insulation: batts in walls, blown-in attic
  • Inspections: Electrical, plumbing, HVAC, insulation

Phase 4: Drywall & Interior Finishes (Weeks 21-32)

  • Drywall hanging, taping, mudding, sanding
  • Texture and primer (walls and ceilings)
  • Interior painting (2-3 coats)
  • Trim carpentry: baseboards, crown molding, door casings
  • Cabinetry installation
  • Countertop templating and installation
  • Flooring installation (tile, hardwood, LVP)
  • Interior doors and hardware

Phase 5: Finish Mechanicals & Details (Weeks 33-40)

  • Electrical finish: outlets, switches, light fixtures
  • Plumbing finish: faucets, sinks, toilets, showers
  • HVAC finish: registers, grilles, thermostats
  • Appliance installation
  • Final paint touch-ups
  • Fixture adjustments and hardware installation
  • Inspection: Final building inspection

Phase 6: Exterior & Landscaping (Weeks 35-44)

  • Exterior siding or stucco
  • Exterior painting or staining
  • Driveway and walkways
  • Irrigation system installation
  • Landscaping: plants, trees, mulch
  • Fencing and gates
  • Final site grading and drainage

Communication & Updates

Transparency is central to our process:

  • Weekly Email Updates: Every Friday, your project manager sends a photo update with progress summary and next week's schedule
  • Monthly Meetings: In-person walkthrough to review progress and address questions
  • Budget Tracking: Real-time access to project budget showing costs to date and remaining balance
  • Change Orders: Any deviations from original scope require written approval before proceeding
  • Direct Access: Project manager's cell phone for urgent questions, office email for non-urgent items

Site Access

  • Work hours: 7am-5pm M-F
  • Saturday work by arrangement
  • 24/7 site access for homeowners
  • Weekly site clean-up

Payment Schedule

Typical draw schedule:

  • 10% at contract signing
  • 20% at foundation completion
  • 20% at framing completion
  • 20% at drywall completion
  • 20% at finish completion
  • 10% at final walkthrough

Living On-Site: For remodels where you remain in the home, we coordinate phased construction to maintain livable areas. Dust barriers, temporary kitchens, and dedicated clean-up minimize disruption.

04

Phase Four

Final Walkthrough & Delivery

Duration: 2-3 weeks

Pre-Final Walkthrough

Two weeks before scheduled completion, our project manager does a detailed pre-final inspection:

  • Creates a punch list of items needing attention
  • Coordinates final touch-ups: paint, caulk, hardware adjustments
  • Tests all systems: electrical, plumbing, HVAC
  • Cleans entire home: windows, floors, fixtures

Final Walkthrough with Homeowner

We schedule a comprehensive walkthrough with you, typically 2-3 hours:

  • Room by Room Review: Inspect every detail—paint, flooring, trim, fixtures
  • Systems Demonstration: How to operate HVAC, electrical panel, smart home features
  • Appliance Training: Operation of all appliances, warranty registration
  • Exterior Review: Landscaping, irrigation, drainage, exterior finishes
  • Homeowner Punch List: Document any items requiring attention

Punch List Completion

We address all punch list items within 7-10 days:

  • Minor touch-ups handled immediately
  • Items requiring special orders scheduled with firm dates
  • Second walkthrough to verify completion

Certificate of Occupancy

We coordinate the final building department inspection:

  • Schedule final inspection with city/county
  • Address any final inspection items
  • Obtain Certificate of Occupancy (CO)
  • File Notice of Completion with county recorder

Project Closeout Package

You receive a comprehensive binder containing:

  • As-built plans showing final construction details
  • All appliance manuals and warranty cards
  • HVAC maintenance schedule and filter sizes
  • Paint color chart with specific colors used in each room
  • Fixture and finish specifications for future reference
  • Subcontractor contact list for direct service (plumber, electrician, etc.)
  • Our 5-year craftsmanship warranty document
  • Maintenance schedule and recommendations

Final Payment & Lien Releases

Once all work is complete and approved:

  • Final invoice showing all costs and final draw amount
  • Unconditional lien releases from all subcontractors
  • Final payment (typically 10% of contract)
  • Project photos for your records (and our portfolio with permission)

5-Year Warranty Coverage

All custom homes include comprehensive warranty:

  • Year 1: Full coverage on all workmanship and materials
  • Years 2-5: Structural elements and major systems
  • Manufacturer Warranties: We coordinate claims for appliances, windows, roofing (typically 10-25 years)
  • Warranty Service: Direct line to our office for all warranty requests, 48-hour response time

Homeowner Checklist

  • Schedule final walkthrough
  • Review punch list items
  • Learn system operations
  • Register appliance warranties
  • Final payment
  • Celebrate!

Post-Occupancy Support: We don't disappear after move-in. It's normal to have questions as you live in your new space. We're available for the life of your home—even for advice on future projects or remodels.

Testimonial Request: At the end of every project, we ask for feedback via a third-party survey (GuildQuality). Honest feedback helps us improve and gives future clients insight into our process.

Ready to Begin?

Our process is designed to make your building experience enjoyable and stress-free. Schedule a complimentary consultation to discuss your project.

Schedule Consultation