FAQs|answered

Getting Started

Where do we begin?
Start with a site (or a target neighborhood), budget range, size, and style. We’ll map pre‑construction, design partners, and a realistic build window.

Do you work with architects or provide design support?
Yes. We routinely partner with local architects/designers and can recommend a great fit. If you already have a team, we’ll plug right in.

Budget, Pricing & Schedule

What does a custom home cost in Bend?
It depends on design complexity, finishes, and site work. We create a detailed line‑item estimate early and update pricing at design milestones.

What pricing model do you use?
We offer cost‑plus contracts. That means you pay the actual cost of labor, materials, and trade partners plus a clearly defined builder fee.

How does cost‑plus billing work?
Open‑book. You’ll see vendor invoices, timecards as applicable, and a detailed cost report each billing cycle. We align a target budget up front, update it at design milestones, and get written approval before any scope or allowance change proceeds.

How long does it take?
Typical builds run 18-24 months based on size, complexity, permitting, and season. You’ll receive a clear schedule with decision points.

Bend / Central Oregon Specifics

What’s unique about building here?
High‑desert climate = big temperature swings, freeze‑thaw cycles, snow loads, and wildfire risk. We specify assemblies and details that perform in these conditions.

How do you address wildfire risk?
Defensible space planning, ignition‑resistant roofing/cladding, screened vents, non‑combustible zones near the house, and Class‑A roof systems.

Snow loads & winter work?
We design for local snow loads and use cold‑weather practices (heated enclosures, proper curing) to maintain quality when we build through winter.

Rocky sites & excavation?
Basalt outcrops are common in our area. We review soils, utilities, and potential rock excavation early to avoid surprises.

HOA/ARC requirements in resort communities?
We coordinate submittals, guidelines, and review cycles with your HOA/ARC alongside city/county permits.

Design, Selections & Sustainability

When do selections happen?
We front‑load long‑lead items (windows/doors, plumbing, HVAC, electrical) and follow with cabinets, tile, flooring, and paint—so lead times don’t delay the build.

Can you build high‑performance/sustainable homes?
Yes—air sealing, insulation, window performance, properly sized HVAC (often heat pumps + ERV), and solar readiness. We can source low‑VOC finishes and FSC/locally sourced materials.

Do you do mockups and samples?
For critical details—window/WRB flashing, tile edges, stair/guard profiles—we provide samples or mockups before full install.

Communication & Changes

How will we track progress?
Regular site/virtual meetings plus a project portal with photos, schedule look‑ahead, open items, and selections tracking.

What if we change our mind mid‑build?
We issue a written change order with cost and schedule impact before proceeding. Allowances are tracked transparently.

Warranty & Aftercare

What warranty is included?
Standard builder warranty on workmanship/materials (year one) plus manufacturer warranties. We provide owner orientation and post‑move‑in check‑ins.

Next Steps

Ready to explore a custom build in Bend or Central Oregon?
Contact us to schedule an intro call and site review. We’ll map a clear path from vision to keys.