Services & Pricing
Four ways to work together. One through all four, or just what you need.
Every service builds on the last. Most clients start with a plan set and stay through construction — because once you've worked with someone who thinks like a builder, you don't want to go it alone.
Tier 1 — Plan Set
$6,500 - $10,000+
Full construction documents drawn by someone who has actually built the homes they design. Ready for permit submittal and contractor bidding.
✔ Site plan and floor plans
✔ Elevations and sections
✔ Electrical, mechanical, and plumbing layouts
✔ Title 24 energy compliance
✔ Gary’s review and sign-off on all sheets
Permit processing and city revisions billed separately at $200/hr — see Tier 2.
This is a service based on your needs. Allow me to present a detailed quote.
Tier 2 — Permit Processing
$200/hr
Navigating the city is a job in itself. We handle submittal, respond to corrections, and stay on top of the process so you don’t have to.
✔ Plan submittal to city or county building department
✔ Response to plan check corrections
✔ Coordination with city planners and inspectors
✔ Revision drawings as required by the department
Priced hourly because city revision requirements are genuinely unpredictable — no one can honestly quote this as a flat fee. You’ll get a realistic estimate upfront and regular updates as the process unfolds.Permit processing and city revisions billed separately at $200/hr — see Tier 2.
Tier 3 — Owner's Representative
$10,000–$12,000+
You’re hiring a contractor but don’t speak “contractor.” Gary does. He’ll find the right builder, level the bids, review the contract, and stay in your corner through the entire build.
✔ Prepare bid package from permitted plans
✔ Identify and invite 3 qualified contractors
✔ Level bids line by line — apples to apples
✔ License, insurance, and reference verification
✔ Contract review and red flag identification
✔ Up to 14 site visits during construction
✔ Change order review on items over $5,000
✔ Final punch list walkthrough
On a $1M home this fee is roughly 1% of your construction cost. One prevented dispute or bad change order typically pays for it several times over.
This is a service based on your needs. Allow me to present a detailed quote.
Tier 4 — Construction Management
7% of total construction cost
For owner-builders or hands-on owners who want a seasoned professional managing the entire project. Gary becomes your builder brain from permit approval through certificate of occupancy.
✔ Contractor and subcontractor hiring
✔ Budget development and cost tracking
✔ Schedule creation and management
✔ Weekly site supervision
✔ All change order negotiation and approval
✔ Inspector coordination and sign-offs
✔ Final walkthrough and punch list
$800K build — approx. $56,000
$1M build — approx. $70,000
$1.4M build — approx. $98,000
A GC marks up subs 20–30%. At 7% you hire direct and I manage everything. This fee pays for itself. over.
Not sure which tier is right for you?
Tell me about your project — what you’re building, where you are in the process, and what’s keeping you up at night. I’ll give you an honest answer about what level of involvement actually makes sense.