FAQs


 

Q: How is Modern Yankee Builders process different than that of other remodelers?


A: We emphasize organization and planning combined with clear and regular client communications as an avenue to a successful remodeling project. We listen to and collaborate with homeowners to discover ways to transform their spaces and solve problems. We utilize a time-proven project checklist which is a roadmap for the process of completing our remodeling projects.

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Q: How do we get started?


A: You should begin by gathering your ideas and writing a list of your wants and needs. Determine what you would like to accomplish with your remodeling project and decide how much you are comfortable investing in your project. Then, call Modern Yankee Builders to arrange for an initial meeting.

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Q: Will you give us design ideas and pricing at our first meeting?


A: The goal of our first meeting is to see if you, your project, and Modern Yankee Builders are a good fit for each other. To do this, we’ll discuss expectations that we have of each other, briefly discuss your project goals and review our presentation book to acquaint you with Modern Yankee Builders. This meeting is complimentary. If we mutually decide to work together, we will set another meeting time to start the design process.

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Q: When do you give us design ideas and pricing?


A: At our second meeting, we will begin to explore design ideas and start to work on some rough pricing. At this meeting we will sign a Design and Specifications agreement which is a simple document stating that Modern Yankee Builders will work with you to assist you through the Design process and which will conclude through the development of a set of Construction Documents which meet your needs and fall within your budget.

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Q: Do we need anything aside from Conceptual Design?


A: Certainly. During Conceptual Design process, the homeowner meets with the design/build team to discuss the homeowner’s needs, desires and budget goals. The design/build team then develops conceptual designs which meet these goals. To keep your investment as small as possible, this stage of design is intended to get out the big ideas and general pricing, not to work out every minute detail. The Plan Finalization process is where all the little details are worked out. Through multiple meetings, product’s are selected, designs revised, the Scope of Work developed and the estimated cost of construction is refined until we have enough information for a final comprehensive set of Construction Documents.
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Q: How much does the Plan Finalization process cost?


A: Depending on the project, the Plan Finalization process is generally 4%-5% of the construction costs. For planning purposes, you should reserve to 6% -8% of the construction cost to invest in design, estimating and Construction Document preparation for your project. To some, this may seem like a lot of money, but imagine spending $70,000 on a major remodel which is fraught with problems and which leaves you with regrets at the end simply because the project was poorly planned. Wouldn’t you gladly have invested another few thousand dollars to have done it right? Investing in the design and specifications process is an investment in the outcome of your project.
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Q: Why do I have to tell you what my budget is?


A: Almost without exception, homeowners have more remodeling desires than their budget can handle. Our job is to maximize what you can do with your remodeling dollars by ensuring that the design solutions which are pursued are appropriate to your budget. It would be a waste of your money and everyone’s time if we pursued designs that you could not afford to construct. It would be a similar waste of time and money if our design solutions were artificially cost-constrained and you missed out on some great design ideas that we believed to be not within your budget. Whether your remodeling budget is small or large isn’t important to us. What is important is that the size of your budget matches the size of your remodeling plans.

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Q: What happens during the Design process?


A: During the Design process, the homeowner meets with the design/build team to discuss the homeowner’s needs, desires and budget goals. The design/build team then develops designs which meet these goals. Through multiple meetings a design and budget are refined until we have enough information to develop a set of Construction Documents.

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Q: We know a remodeler who will draw up some plans for ‘free’. Why should we hire Modern Yankee Builders?


A: Drawing plans should not be confused with good design or, for that matter, good planning. Good design and specification writing takes time and talent and there are very few remodelers who have a formal design education. But even if you think you don’t care about good design, you can be sure that any remodeler who will make a set of plans and specifications for ‘free’ isn’t going to spend a lot of time with you to be sure that you get exactly what you want. You are more likely to get what the remodeler wants. The other thing you can be sure of is that the remodeler’s contract price will include the time he spent with you and his time to draw up the plans. If it doesn’t, you should be twice as wary…because that’s a contractor who may not be in business for long. Think it can’t happen to you? We’ve had two calls in less than a year from people whose previous contractors took their money and didn’t finish the jobs! Free estimates? Free plans? If it sounds too good to be true…….

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Q: What if I am already working with an architect?


A: If you are already working with an architect or have an architect that you have worked with in the past, we would be delighted to work in concert with your architect to complement his/her design services. Your architect will focus primarily on design while we will work with that design to develop specifications and cost projections via our Specifications & Estimating agreement. We generally find Specifications & Estimating services to be 3-4% of the total construction cost.

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Q: Why shouldn’t I just put my drawings out to bid and hire the lowest bidder?


A:Great question! It would seem that this is the most prudent thing to do, right? One set of plans, three prices, pick the lowest because they’re all for the same work, and sign a contract. It couldn’t be simpler. There’s just one problem…. this method is usually a losing proposition. In a competitive bid situation, you create an incentive for the bidders to find the loopholes in your drawings and specifications. The lowest bidder in this situation will be the one who found the biggest or most loopholes. In order to minimize the number of loopholes, your designer will need to spend significantly more time (at cost to you) putting information on the drawings that would not otherwise be required. Even still, loopholes can be found. You may be brilliant at what you do, but do you think you know more about remodeling than three full-time remodelers? So, when each of them is trying to give you the least amount of work possible (to make sure his price is the lowest) how are you possibly going to be able to compare what’s really included in one price vs. another? And how do you compare workmanship or attitude from one to another? The reality is that it’s nearly impossible to quantify these qualities. Everyone loves a low price, but that is soon forgotten when the contractor doesn’t show up regularly or their work is sub-standard. A better method is to find a remodeler by referral and reputation, then hire the remodeler when you have developed confidence in their ability and have established a level of mutual trust. You will then have found a remodeler who will work with you to get the best value for your money.

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Q: What can I do to help lower the cost of my remodeling project (and still get the results that I want)?


A: There are many ways in which you can lower the cost of your remodeling project. Showing up prepared to meetings, knowing your needs and wants, being decisive and communicating clearly with your remodeler will all help to reduce the amount of time spent in the design and specification process. Knowing your budget, and being committed to it, will also help to keep design decisions based in reality.

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Q: What are Construction Documents?


A: Construction Documents specify in detail the what, where, when, who and how much of your remodeling project. They should include drawings and sketches, a written scope of work (including a detailed list of all work specifically included as well as specifically excluded), a detailed list of owner responsibilities, a Project Schedule, and a payment schedule all of which will be referenced in a thorough Construction Contract.

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Q: Why do we need Construction Documents?


A: You will need Construction Documents for very practical reasons (for example, to obtain a building permit from your local Building Official). But even more importantly, you will need Construction Documents so that you and your remodeler are clear on exactly what is to be built and what is included in his price to you.

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Q: I know all the good contractors seem to be busy. How can I get my remodeling project completed sooner?


A: You can reserve a place in our construction schedule by executing a Letter of Intent to Construct. With this agreement, you can secure a future construction date even when project drawings are not yet complete enough to enter into a Construction Contract. The benefit to you is that you can lock in a construction time earlier than you could if you had to wait for complete Construction Documents. This may mean the difference between remodeling this year and remodeling next year.

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Q: How long will my project take?


A: Although on-site construction time varies, in general, additions with new foundations can take 2 months or more, simple interior remodels can take 1 month or more and a major house remodel can take 3 months or more. Different types of projects can take very different amounts of time based mostly variables that are known before construction begins (e.g. the number of different areas within the house that will be included in the remodel, weather issues, material delivery constraints and the need for temporary facilities). By spending time in a robust Design process prior to construction we are able to minimize or eliminate project delays associated with last-minute design changes during construction.

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Q: How can I avoid expensive changes?


A: Changes occur for different reasons. Hidden conditions (e.g. finding ledge in the yard, discovery of electrical wiring which needs upgrading, etc.) which are uncovered during the construction process is one source of changes. These changes are difficult to avoid, but hiring a remodeler with experience is a good start. Some hidden conditions can be anticipated and planned for. There are also owner initiated changes which usually happen when a homeowner changes a material choice or the layout during the construction of a project. These changes and their associated costs can easily be avoided with thorough planning at the beginning of the design process.

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Q: How do I know if you are going to complete my project on time?


A: All our contracts have a project completion date on the Construction Contract. This date is based on a detailed project schedule which is prepared along with the Construction Contract. The construction schedule is provided to our clients so that they may follow along with progress throughout the project. We also have weekly meetings with our clients during the construction process to address any questions or changes in schedule which may arise during construction. If there are any changes to the schedule, we communicate promptly with our clients to keep them apprised of the changes. In our process, each change to the contract whether it be due to hidden conditions or design changes is documented in an addendum to the contract which also specifies how many additional days (if any) will be required to complete the extra work.

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Q: Should I expect to live in a mess during construction?


A: Only if you did before we arrived on site. All kidding aside, we separate ourselves from many remodelers with attention to daily clean up, and attention to temporary protection such as dust barriers, flooring protection, and partitions. The majority of our clients live in their homes during remodeling and it is our goal to protect the other portions of the house from dust and debris as well as to keep the project site as clean as possible.

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