Project records

Three finished jobs, with the schedule variance left in.

Two ran long and one finished on the day it was promised. The point is not that we are always on time — nobody is. It is that you would have known, in writing, weeks before it mattered.

Residential addition · 2025

Travis Heights rear addition

Travis Heights, Austin

Contract: $280,000 – $320,000
Schedule: 25 wks (+3)

420 sq ft rear addition with a new primary bath, foundation extension, and reframed roofline tying into the existing 1948 structure.

Recorded schedule — 25 weeks against 22 planned

Preconstruction5 wksSurvey, structural engineering, and permit set.
Permitting6 wksCity of Austin review. Two rounds of comments.
Foundation and framing6 wksPier and beam extension, then framing and dry-in.
Rough-in and inspection3 wksMechanical, electrical, plumbing. Passed on first inspection.
Finishes4 wksTile, millwork, paint, fixtures.
Punch and closeout1 wkWalkthrough, punch list, warranty documents issued.

Change orders — 3 signed

Ref	Date	Description	Raised by	Amount
CO-01	Mar 2025	Replace 14 ft of failed sewer lateral discovered during excavation.	Existing conditions	+$4,850
CO-02	Apr 2025	Upgrade to a tankless water heater at owner's request.	Client request	+$3,200
CO-03	May 2025	Add egress-compliant window to the reframed bedroom wall.	Code requirement	+$1,940

Finished three weeks past the original schedule, entirely inside the permitting phase. The client had the revised date in writing eleven weeks before completion.

Light-commercial build-out · 2025

Burnet Road dental clinic

North Austin

Contract: $540,000 – $600,000
Schedule: 18 wks (on plan)

3,100 sq ft tenant improvement: four operatories, sterilization suite, reception, and ADA restroom in a 1990s retail shell.

Recorded schedule — 18 weeks against 18 planned

Preconstruction4 wksTest fits and budgeting with the practice's equipment vendor.
Permitting4 wksCommercial TI permit and health department sign-off.
Demolition and rough-in4 wksSelective demo, then medical gas and vacuum lines.
Buildout4 wksFraming, drywall, casework, flooring.
Equipment and closeout2 wksVendor equipment set, final inspections, handover.

Change orders — 2 signed

Ref	Date	Description	Raised by	Amount
CO-01	Aug 2025	Relocate two operatory rough-ins after equipment model change.	Client request	+$6,700
CO-02	Sep 2025	Add fire-rated assembly at the shared demising wall.	Code requirement	+$2,300

Opened on the date set at contract signing. The practice scheduled patients from week 16 and did not have to move the date.

Residential remodel · 2024

Cedar Park kitchen and living remodel

Cedar Park

Contract: $145,000 – $170,000
Schedule: 16 wks (+2)

Removal of a load-bearing wall with a new flush beam, full kitchen replacement, and refinished flooring throughout the main level.

Recorded schedule — 16 weeks against 14 planned

Preconstruction3 wksStructural review for the beam, cabinet drawings approved.
Permitting2 wksResidential remodel permit.
Demolition and structure3 wksTemporary shoring, beam set, wall removed.
Rough-in and drywall4 wksRelocated gas line, new circuits, drywall and texture.
Cabinets and finishes3 wksCabinet set, countertop template and install, paint.
Punch and closeout1 wkWalkthrough and warranty documents.

Change orders — 2 signed

Ref	Date	Description	Raised by	Amount
CO-01	Jun 2024	Repair subfloor rot found under the original dishwasher location.	Existing conditions	+$2,150
CO-02	Jul 2024	Countertop material changed from quartz to soapstone.	Client request	+$5,400

Two weeks past schedule, both attributable to the countertop change, which the owner approved knowing the delay.

Contract values are shown as bands rather than exact figures, at our clients’ preference. References for any of these projects are available on request.