We renovate whole housesand answer the hard questions first

General whole-home renovation across Duval, Clay and St. Johns counties: additions, structural openings, basement and bonus room finishing, flooring, interior painting, decks and outdoor living, and whole-house rebuilds. Kitchens and bathrooms reach us as rooms inside those scopes rather than as standalone projects.

Occasionally, usually when the work involves structure, service capacity or accessibility. If a single cosmetic room is the whole project, a dedicated kitchen or bath specialist will normally be faster and cheaper than we are. We would rather tell you that in the first call than take a job we are not the best answer for.

Around $25,000. Below that the overhead of a permitted, supervised, insured job stops making sense for you, and a good trade contractor is the better route.

Sometimes, for existing clients. We keep crews inside about a 35 minute drive of the shop on Beach Boulevard so a punch item does not wait a week for someone to make the trip.

A fixed price against a written selections schedule. Every product is named with a part number and a lead time before you sign. We do not hide cost in vague allowances, because an allowance that turns out to be low is just a change order you did not know about yet.

A numbered document with a description, a price, a schedule impact in working days, and your signature before any work happens. If we open a wall and find something nobody could see, you get that document the same week, not at the end.

10 to 15 percent of the contract value, held outside the financing where you can. On a house built before 1960 we would lean to the upper end. It is not a fee, and if nothing is found you keep it.

A deposit at contract, then progress payments tied to completed stages rather than to dates: permit issued, rough-in passed, drywall complete, substantial completion. Florida law governs deposits on residential work and we follow it.

We do, as the licensed general contractor, and we carry every inspection. Be cautious of any contractor who asks a homeowner to pull the permit for work of this size; it moves the liability onto you.

In Duval County, a straightforward interior renovation is usually a few weeks. An addition with structural and energy sheets typically runs four to eight weeks. Historic district review or an HOA architectural board adds four to ten weeks on top, and we plan for it rather than being surprised by it.

In a mapped special flood hazard area, when the cost of improvement reaches 50 percent of the structure's market value, the whole building has to be brought into current flood compliance, which can mean elevating it. It is a substantial improvement threshold, it can be cumulative, and it has to be checked before design starts.

Any time a bearing element changes: removing a wall, cutting a new opening in masonry, adding load above an existing footing, or enclosing a structure that was not designed to be enclosed. We engage a Florida-registered engineer and the stamped detail goes into the permit set.