Build Advisory

Building a home starts long before the first hammer swings — it begins with the land. The wrong lot can turn your dream build into a nightmare of hidden costs, delays, and headaches. That’s where our Blueprint Basics package comes in.

We take the guesswork out of your first (and most important) decisions by evaluating whether your property is build-ready and what challenges you might face. With 4 homes built and 12 projects managed in the last four years, we know exactly what to look for — and how to flag risks before they drain your budget.

• Intake Consultation – We start with a discovery call to understand your lot, your goals, and your vision.
• Property Snapshot – We review parcel details, deed restrictions, and provide a basic zoning overview so you know what’s allowed.
• Access & Utilities Check – We verify road access and identify what utilities are available (water, sewer, electric, gas) so you’re not blindsided later.
• Floodplain & Soil Risk Assessment – We flag potential hazards like flood zones or weak soil conditions that could dramatically impact your build costs.
• Preliminary Cost Guidance – You’ll receive a rough Texas cost-per-square-foot range based on your desired build size and type.
• Next Steps Roadmap – We give you a simple 3-step action plan (survey, soils, architect) to move forward with confidence.
• Written Recap & Action List – You’ll receive a PDF summary of our findings with clear recommendations.
   

• Property address or parcel number
• Any survey or available documents
• Target build size and intended timeline
   

Spending a little upfront on feasibility can save you tens of thousands of dollars in costly mistakes. Blueprint Basics helps you avoid buying the wrong lot, over-committing on a build that doesn’t fit your budget, or getting stuck in permitting issues you didn’t see coming.

Once you’ve confirmed feasibility, you’re ready to move into design and planning with our Visionary Ventures package.

💡 Bonus: Financing options are available through Patty Porto, RMLO NMLS 275265, to help you take the next step with confidence.

One of the most expensive mistakes in residential construction is rushing into architectural plans without a clear concept or realistic budget. Redrawing plans costs time, money, and energy you’ll never get back. Our Visionary Ventures package helps you shape the project before you spend thousands on drawings, so you can start with clarity and avoid costly do-overs.

With years of experience building and managing residential projects, we’ve seen how design decisions and budget alignment can make or break a build. This package gives you the roadmap to move confidently into design and bidding with your goals, budget, and expectations aligned.

• Program Worksheet – Define room counts, square footage targets, and layout priorities so your architect has a clear brief from the start.
• Finish Level Matrix – Understand the cost impact of choosing different finish levels (basic, mid, luxury) so you know where to splurge and where to save.
• Budget Breakdown – We separate hard costs (materials, labor) from soft costs (permits, design, utilities) to give you a realistic budget stack.
• Permitting & Timeline Guide – Outline of expected permit, HOA, and utility approval timelines so you can plan ahead.
• Preliminary Lender Budget Export – Lender-friendly budget snapshot to prep for financing conversations.
• Professional Shortlist – Optional introductions to vetted architects and builders that fit your scope and style.
• Pre-Design Packet – A PDF summary of your scope, budget, and design direction to hand directly to your architect or builder.
   

• Must-haves and nice-to-haves for the home
• Budget ceiling
• Inspiration images (Pinterest, Houzz, etc.)
• HOA documents (if applicable)
   

By investing in this stage, you:

• Save thousands by avoiding unnecessary redraws.
• Keep your project realistic and within budget from day one.
• Move into design and bidding with confidence, knowing your scope and finances align.
   

When your vision and budget are aligned, you’re ready to move into bidding and scope review with our Builder’s Blueprint package.

💡 Pro Tip: Financing support is available through Patty Porto, RMLO NMLS 275265, if you’re preparing for lender engagement.

Once you’ve got your design and budget in place, the next critical step is selecting the right contractor and securing permits. This is where many owners lose control — comparing bids that aren’t aligned, overlooking hidden allowances, or submitting incomplete documents that stall approvals.

Our Builder’s Blueprint package helps you protect your investment by ensuring your bids, scope, and permits are clear, complete, and consistent. We align your project scope with realistic allowances, provide tools to evaluate contractors fairly, and flag potential issues before they become costly mistakes.

• Bid Request Template + Comparison Matrix – Standardized forms to request and compare bids so you can evaluate contractors on a level playing field.
• Scope & Allowance Alignment Review – We review your plans, finishes, and allowances to make sure nothing important is missing or underestimated.
• GC Insurance & License Checklist – Confirm your builder carries the proper coverage and credentials to protect you from liability.
• Permit Document Prep – Assistance assembling the key documents needed for permit submission, helping you avoid rejections and delays.
• Lender Budget Formatting – If financed, we prepare your construction budget in lender-friendly format for smoother approvals.
• Pre-Close Document QC – Review of builder W-9s and packages to catch errors before you sign.
• GC Contract Red-Flag Review – A plain-language check of your general contractor’s contract to highlight potential risks (not legal advice).
• Final Punch-List Email – A summary of outstanding tasks and reminders to ensure nothing falls through the cracks.
   

• Plans in PDF
• GC bids received
• Permit list
• Insurance documents
   

This stage is where owners often overspend or lose leverage. By standardizing your bid comparisons, aligning scope, and reviewing permits and contracts, you minimize risk and keep control of your project. Think of it as your insurance policy against costly overruns and stalled approvals.

Once your scope is locked and permits are in hand, you’re ready to break ground with our Dream Maker Pro package.

💡 Pro Tip: If you’re financing, coordination is available through Patty Porto, RMLO NMLS 275265, to make sure your budget and draw schedules meet lender requirements.

Breaking ground is exciting — but it’s also the riskiest stage of the build. Once crews mobilize, costs and timelines can spiral if you don’t have tight oversight. Draw schedules get messy, change orders pile up, and without structured tracking, you may not catch issues until it’s too late.

Our Dream Maker Pro package gives you an experienced advisor at your side throughout the entire build. From the first shovel in the dirt to the day you receive your certificate of occupancy, we monitor your project, track your budget, and keep contractors accountable. Think of it as having a project manager dedicated to protecting your money and your vision.

• Everything in Builder’s Blueprint – Full scope, bid, and permit support carried forward into construction.
• Project Kickoff – Initial meeting with owner, general contractor, and lender (if financed) to align expectations and responsibilities.
• Draw Schedule Setup + Tracking – Establish a realistic draw schedule and track payments against progress to prevent overbilling.
• Change Order Log – Monitor all change orders, including their budget and timeline impact, so you stay in control of scope creep.
• Monthly Progress Reviews – Regular video calls or site visits to review status, photos, and progress against schedule.
• Photo & Invoice Spot Checks – Verification of work performed against submitted invoices, with escalation if something doesn’t line up.
• Close-Out Checklist – Guidance through final stages: certificate of occupancy, lien waivers, warranties, and final inspections.
• Refi / Permanent Loan Readiness – Review of documents and status to ensure a smooth transition from construction financing to permanent mortgage.
   

• Executed GC contract
• Draw schedule
• Access to invoices and project documentation
   

The construction phase is where budgets and timelines face the most pressure. Without oversight, you risk paying for unfinished work, missing critical inspections, or facing delays that drag out financing. Dream Maker Pro helps you:

• Keep contractors accountable.
• Catch billing errors before they cost you.
• Track progress with professional oversight.
• Transition smoothly into permanent financing.
   

Once your build is complete, consider ongoing protection with our Next-Level Navigator package — continuous owner’s rep support to keep your property on budget and well-managed.

💡 Pro Tip: Financing coordination is available through Patty Porto, RMLO NMLS 275265, to align draws and permanent loan readiness.

Even after construction begins, projects need consistent oversight to stay on track. Owners often get caught off-guard by creeping costs, schedule slips, or unexpected change orders — especially if they can’t be on site regularly. Without clear communication and accountability, small issues quickly become expensive delays.

Our Next-Level Navigator package provides you with a dedicated owner’s representative who acts as your eyes and ears throughout the project. We track budgets, monitor schedules, review photos and inspections, and flag risks early so you can make informed decisions without the stress of daily management. This service is especially valuable for out-of-town or busy owners who need confidence their project is being run right.

• Owner–GC Review Calls – Monthly (or milestone-based) calls with you and your general contractor to keep communication open and clear.
• Budget vs. Actual Tracking – Regular updates to show how spending aligns with your budget.
• Schedule Monitoring – Identification of slippage risks and escalation before delays snowball.
• Change Order Tracker – Log and review of all changes with their financial and timeline impact.
• Photo & Inspection Reviews – Verification of progress and quality via jobsite photos and inspection reports.
• Lien Waiver & Insurance Reminders – Ensure compliance and protect yourself from liability.
• Draw Request Support – If we originated the loan, we help review and coordinate draw requests.
• Final Debrief – Post-project wrap-up to review lessons learned and next steps for financing or future builds.
   

• Updated budget file
• Invoices and jobsite photos
• General contractor contact information
   

With ongoing oversight, you:

• Keep your project on budget and reduce surprises.
• Identify risks early instead of reacting too late.
• Maintain accountability with your GC through structured calls and reporting.
• Gain peace of mind, even if you’re hundreds of miles away.
   

Whether you’re wrapping up one build or planning another, our advisory can scale with your needs. Pair this package with financing options through Patty Porto, RMLO NMLS 275265, for end-to-end guidance.