Renovations & Remodels / New Braunfels, Texas

Renovations and remodels, scoped before they start.

Remodels go wrong in predictable ways, and almost all of them trace back to a scope that was never written down properly. We price the work before it begins, put the allowances in writing, and provide you with a detailed written scope as part of the quoting process.

What we take on

The work we do.

Kitchens

Layout changes, cabinetry, surfaces, and the plumbing and electrical work behind them. The trades that have to be sequenced correctly or the job stalls.

Bathrooms

Where waterproofing detail decides whether the work lasts. Shower pans and substrate are not the visible part and they are the part that fails.

Whole-home remodels

Multiple rooms, sequenced so you can still live in the house where that is possible, and phased where it is not.

Interior storm restoration

Water damage after a roof failure or a storm event: ceilings, drywall, insulation, flooring. Frequently part of the same insurance scope as the roof.

Outdoor living

Covered patios, porches, and exterior structures — the roof detail on these is where they usually leak, which is a thing we happen to know about.

Aging in place

Accessibility modifications: entries, bathrooms, doorways, and circulation for people who intend to stay in the house.

The honest part

Why remodel budgets blow up.

Ask anyone who has been through a bad remodel and you will hear the same three stories. None of them are bad luck.

Allowances set too low. A bid says “tile allowance” with a number attached, and the number is deliberately optimistic to make the bid competitive. You choose tile, you exceed the allowance, and the price rises — and the contractor did nothing technically wrong. Ask what the allowance actually buys, and go and look at what it buys before you sign.

Unknowns behind the wall. Nobody can see inside a wall until it is open. What separates a good contractor from a bad one is whether that was acknowledged up front with a stated process, or discovered as a surprise with an invoice attached. Older houses hide more.

Scope creep with no paperwork. “While you are in there, could you also…” is how a project grows thirty percent without anyone deciding to spend the money. Every change should be a written change order with a price on it, agreed before the work happens. Including the small ones.

How we work

The same standard as the roof.

This is the same company with the same operating principle, applied to a longer job. We look first, we document what we find, we explain it in plain English, and we put a firm number in writing.

Walk the space.

We look at what is actually there, including what is likely behind it, and talk through what you are trying to achieve.

Written scope.

Line items, real allowances with what they actually buy, and the unknowns named as unknowns rather than buried.

Firm number and schedule.

Including what happens if we open a wall and find something. You should know the process before it happens, not after.

The work.

Sequenced properly, with the site left liveable where it can be.

Change orders in writing.

Every time. If we suggest something mid-project, it comes with a price before it comes with a hammer.

One more thing

If the roof is involved, that is not a separate conversation.

A lot of interior damage starts above the ceiling. If you are remodelling because water got in, the useful sequence is to establish why it got in before you rebuild the part it ruined — otherwise you are repainting a ceiling that is going to stain again.

We can assess both in one visit, which is genuinely more useful than coordinating two companies who each think the other one is handling it. See roof repair or storm damage.

Tell us what you are thinking about.

Early conversations are useful even when the project is a year out. We will tell you honestly what it is likely to involve.