FAQ format to simplify the information about Reality Remodeling Resources. These questions are common for many clients, so sharing them is beneficial to all. Send us your questions and comments using the Contact Us page.
Scroll Down to see answers to FAQ's
What does Cost Plus mean?
How are you different than other construction service companies?
How is a sub-contractor chosen?
Who is responsible for payment to vendors and sub-contractors?
How does the new construction law in Washington State affect me as a homeowner wanting to remodel or build a new home?
Where can we get home plans or names of architects or designers?
I designed the plans myself. Can you build or do the remodel based on these plans?
Do you have a proven system that will work for us and meet our needs?
Can we really build or remodel ourselves?
Q: What does Cost Plus mean? A: Our services are for fixed percentage of the total actual cost of the project. It also means you are free to participate in the bid gathering process and help choose who does the work for you. Also, with a pre-determined percentage, we do not markup each item separately for your project as most general contactors do.
Q: How are you different than other consruction service companies?
A: Our 30+ years of hands on experience helps us to help you meet your needs. We also offer more services than other construction services to allow a better fit for your project.
Q: How is a sub-contractor chosen?
A: We have a list of sub-contractors and we are familiar with their work. Based on the level of service you choose, we will either help you make a choice based on your needs, budget and the bids received from all sub-contractors, the ones you have a preference for as well as the ones we suggest. Or, if you elect to let us do the complete project and do not wish to be involved in this process we select the sub-contractors that we feel best meets the needs of your project.
Q: Who is responsible for payment to vendors and sub-contractors?
A: When we chose the vendor or sub-contractor we set up the accounts and draws and make the payments when due. If you choose to pick a vendor and sub-contractor then you set up all accounts with them and make payments direct to them. In this last instance we are not involved in payment, but will review the process with you.
Q: How does the new construction law in Washington State affect me as a homeowner wanting to remodel or build a new home and do some of the work myself?
A: Based on our review it does not affect those who want a general contractor to do the work or help them do the work.
Q: Where can we get home plans or names of architects or designers?
A: We have some designers/architects listed on our Resources Page on the website. You can also do a Google search using the terms “House Plans.” If you are interested in any of the results you search yields, please contact the proprietor of that service. Home plan providers do sell you generic plans which may need to be modified to meet the codes in our area. See your local planning department to see what changes may be needed. We also recommend you seek out designers and architects in your area but make sure they are licensed and will do all the work to get your plans permitted.
Q: I designed the plans myself. Can you build or do the remodel based on these plans?
A: Yes. We do a review of your plans to assure that they will be permitted and that they have all the elements for sub-contractors to build your home including structural details.
Q: Do you have a proven system that will work for us and meet our needs?
A: Yes. We offer a menu of services that cover the entire construction process. We have several hundred completed projects in Seattle in 18 years.
Q: Can we really build or remodel ourselves?
A: Yes. If you choose this service option we help you succeed as we guide you through the process.
Top of Page
REALITY REMODELING RESOURCES OFFERS DRIED IN SHELLS
Potential clients often ask if it is possible, due to budget constraints, time, skill or comfort level at doing home projects, if a dried in shell can be built for them allowing them to finish the remodel or new construction at their leisure or budget.
Some may ask this question because they have been turned down by General Contractors or other Construction Consultants. Often the General Contractor sees this type of project as not profitable enough; some Construction Consultants perhaps do not have the hands on experience for the job.
We at Reality Remodeling Resources offer this unique service because we have the experience where others do not.
The following are questions and answers regarding a dried in shell that you may find helpful in deciding on the scope of work for your project.
What is a dried in shell?
How much of the shell does Reality Remodeling Resources do?
What is the benefit of a dried in shell?
What types of plans are needed for Reality Remodeling Resources to do the work?
How is this accomplished?
Is the permit process any different between a dried in shell vs. a completed home?
What are the cost savings over a completed home?
Why don’t General Contractors offer this service?
Why don’t other construction consulting service companies offer this service?
What is the benefit of having Reality Remodeling Resources provide this service?
What part do I as the homeowner play in this scenario?
If a shell is completed but I as the homeowner decide not to do the rest of the work will Reality Remodeling Resources complete it for me?
What is the fee for this type of service?
Is the fee any different between a dried in shell vs. a completed home?
Scroll down to see answers to this sections FAQ's
Q: What is a dried in shell?
A: Your new construction/second story addition/new addition, etc. is weather tight so you can work on the interior within your time frame. The foundation, framing, roofing, siding, windows and exterior doors are installed and the house is ready for exterior paint. Gutters and downspouts are installed after painting. The interior is unfinished.
Q: How much of the shell does Reality Remodeling Resources do?
A: The simple answer is all that you want us to do. We talk with you about the scope of work you want us to do and what you are comfortable doing yourselves and what your budget requirements are. One example would be: Demolition, foundation, framing, roofing, siding, windows installed on the exterior. On the interior: framing including plumbing, electrical and HVAC rough-in work. Thereafter you would manage the completion of the interior. Another example is: New construction: excavation, foundation, framing, siding, roofing, windows and doors installed, and the exterior of the home is ready for painting. After painting then the gutters are installed. As mentioned above, you then complete interior of the project.
Q: What is the benefit of a dried in shell vs. a completed home?
A: Homeowners/Ownerbuilders, do it yourselfers and those on a tight budget may want to consider a dried in shell. The shell concept allows the owner to finish interiors on their own time-line, do all or some of the work themselves, and/or use their own sub-contractors and vendors if they chose. They are also able to delay payment for some finishes, appliances, interior trim and doors, etc., as their budget allows. A completed home, as noted above, is usually an all or nothing project for the general contractor and you as the owner pay retail pricing and pay it all up front.
Q: What types of plans are needed for Reality Remodeling Resources to do the work?
A: We need permitted plans, those approved by the city or county.
Q: How are permitted plans acquired?
A: You can draw your own plans, hire an Architect or Designer and have them draw and engineer to meet city or county codes, if needed, and then submit to the city or county for permitting.
Q: Is the permit process any different between a dried in shell vs. a completed home?
A: No. Both require plans submitted to the city or county.
Q: What are the cost savings over a completed home?
A: A general range is 25% to 50% below retail pricing, depending on the scope of work the client has in mind.
Q: Why don’t General Contractors offer this service?
A: General Contractors markup costs on all items needed to complete a project, do change orders on items not “mentioned” in the original scope of work or are added as upgrades by the home owner as the project progresses. This is how they make their money.
Q: Why don’t other construction consultants offer this service?
A: As noted above, for the most part they do not have the experience or desire to offer this service or do not have the resources offer it. We do have extensive experience and our clients will verify this.
Q: What is the benefit of having Reality Remodeling Resources provide this service?
A: Homeowner has more control of project and can proceed on their timeline. Homeowner can do some of the work, use a vendor or subcontractor that they chose. As stated in cost savings, the range of cost savings is 25% to 50%.
Q: What part do I as the homeowner play in this scenario?
A: Again this depends on the scope of work decided upon and the skill and comfort level you have. The more you chose to do the greater your savings.
Q: If a shell is completed, but I as the homeowner decide not to do the rest of the work will Reality Remodeling Resources complete it for me?
A: Yes, The scope of work for the interior work can be negotiated as a separate contract should you desire this type of service.
Q: What is the fee for this type of service?
A: Our fee is dependent on the scope of work determined with the client at the outset for the dried in shell and again dependent on the scope of work
Q: Is the fee any different between a dried in shell vs. a completed home?
A: Yes and No. The fee structure for both is determined by the scope of work the homeowner desires.
We hope this information is helpful to you as you make decisions on building a new home or remodeling the one you are in. Please see our Additional Services Page to see other services Reality Remodeling Resources can help you with.
Top of Page
REALITY SOLVES SECOND STORY ADDITION COST DILEMMA
How do you efficiently construct second story additions on homes not structurally designed for an additional floor without tearing up the first floor and making life miserable or impossible for clients who choose to live in the house while there is ongoing work?
How does this system work?
What are the cost savings using this system?
How are wind and earthquake requirements met?
Are there other advantages to using this unique system?
Scroll down to see this sections FAQ's
Let’s say you are contemplating adding a second story addition to your home. A typical scenario would be clouds of dust and debris coming down on the lower floor as the new second story is installed. Most people would prefer to move out of their home while the upper floor is constructed, creating added expense and distress.
Q: How do you efficiently construct second story additions on homes not structurally designed for an additional floor without tearing up the first floor and making life miserable or impossible for clients who choose to live in the house while there is ongoing work?
A: This dilemma can often be avoided by Reality’s system of using engineered lumber that in recent years has come to the market. This engineered lumber can be bought in lengths up to 60 feet and has superior strength compared to ordinary lumber.
Q: How does this system work?
A: This system uses engineered lumber to build an independent floor structure which floats over existing ceilings and is supported continuously over the exterior walls. A center continuous beam, if needed, can be supported wherever a wall is located below with a post and footing inserted.
Q: What are cost savings using this system?
A: Cost savings of using Reality’s system over extensive new foundation work are considerable. Costs are minimized because existing ceiling wiring, plumbing, HVAC ducting, gas piping and ceiling finishes can be left intact.
Q: How are wind and earthquake requirements met?
A: Lateral or wind and earthquake requirements are met by using continuous engineered lumber beams as drag struts and connecting them to anywhere a shear wall exists or can be inserted. This system has been used successfully on dozens of projects by Reality with very positive results. Client’s disruption is minimized because almost all the rough construction is completed and the addition can be closed to the weather before any major intrusion is made into the lower floor.
Q: Are there other advantages to using this unique system?
A: Yes. Another advantage is the airspace between the floors becomes a highly effective sound deadening element creating a great quiet zone.
Contact Us with any questions.
Top of Page
Home