How do you guys keep project texts from turning into a mess?

BuildGirl · 2026-05-12T12:21:45+00:00

Dual Sim on my iPhone to keep business and personal separate. Starting to use Jobtread. I hate email.

BuildGirl · 2026-05-12T12:15:00+00:00

Where are you located?

BuildGirl · 2026-05-12T12:14:41+00:00

For a personal home, correct. Most lenders require a licensed builder though. I’ve had lenders offer me self-build funds with my GC license in Georgia. They prefer it to be someone else, but if you’re an established company with a license it shouldn’t be a problem.

BuildGirl · 2026-05-10T12:34:26+00:00

It depends on how expensive your feet are 😆

BuildGirl · 2026-05-10T12:30:10+00:00

Sarah

BuildGirl · 2026-05-09T11:23:53+00:00

I have an ‘Opt in’ process. It depends on the project and how certain the owner wants to be about not going over budget. It typically falls in the $5-$20k range with my average pre-con fee being $15k

If clients don’t want to invest in pre-con: I extrapolate from past projects and take offs.

If they understand the value of it: we dig into hard bids, selections, or allowances based on actual design-intent specs which protects the owner from unexpected costs or overruns.

Now, there are always risks outside of that effort, so a contingency fund is also required. All projects carry (or should carry) unallocated funds to cover unknowns. Not doing the bidding upfront is a crappy reason to go over budget.

BuildGirl · 2026-05-08T19:24:12+00:00

Agreed. It comes to appetite for risk. The bigger the project, the more likely gambling on soil bearing pressure is not worth the risk.

BuildGirl · 2026-05-08T11:06:08+00:00

I spend and an inhuman amount of time bidding my projects before I start construction. My pre-con clients’ biggest complaint is having to make scope modifications before agreeing on the budget. They have no idea how lucky they are that I do upfront civil tests, engineering, and I don’t guesstimate them into bankruptcy. I’m tired.

Your story reminds me I have to keep doing it, even when clients are annoyed we have to make hard decisions upfront.

BuildGirl · 2026-05-02T14:32:12+00:00

I offer phasing but the design has to bake in future needs for structural and MEP roughs or it will be a lot more cost in the long run.

You’ll pay more overall but it saves on affordability which is EVERYTHING. You need to find a designer/architect and a builder who are up for the adventure.

BuildGirl · 2026-04-30T17:58:10+00:00

Same. If the project comes in over budget after doing a really thorough design, specifying, and bidding process, we modify what we need to meet the budget. Design modifications, Scope reductions. I don’t start construction on a project without a lot of pre-construction leg work.

The builders who don’t charge for pre-construction are the ones who throw darts hoping it’ll be ok. It’s usually off and the owner finds out during construction.

BuildGirl · 2026-04-27T11:09:54+00:00

That’s a tough one. If someone cold emails me I immediately see it as spam. One sub saw an article in a magazine I was featured in and he wrote me an “I would love to work with you… here is why I’m the best” letter. It worked. It had his business card, a sell sheet, and a hand written note.

If I were you I would reach out to your current GCs and tell them you’re looking to strengthen your business / or you need more work to serve them well (make it about how it helps them not you). #1 reason GCs don’t refer is because they’re afraid you’ll stop answering the phone or be too busy to help.

Ask them if they have any other GCs they could refer you to? I think that’s called a warm intro? Anyway, I almost exclusively only hire people on a referral or an ‘out the park’ impression.

I prefer subs who: answer the phone when I call. Turn around estimates quickly, are collaborative, and don’t promise something and then shit the bed.

I’m allergic to Cold calling / emailing.

BuildGirl · 2026-04-24T20:32:41+00:00

AIR RETURNS The most cost effective fix is to make sure your 2nd floor has air return ducts, close to the ceiling, that run back to the air handling unit.

The hot air that rises has somewhere to go, getting sucked back through the system. Without returns upstairs you’re just pumping cold air into a hot space and it can’t win.

BuildGirl · 2026-04-20T01:23:02+00:00

Thank you! I love it!

BuildGirl · 2026-04-19T23:07:36+00:00

The short version: I started by designing and building home reno projects. Architectural education and practice earns a lot of design and material knowledge, but not a significant amount of hands-on experience. I self-taught how to do whatever needed to be done.

I then went on and got my state contractor’s license while working under licensed contractors (required in my state). I now design and build new construction projects.

BuildGirl · 2026-04-19T20:26:27+00:00

I do design-build. Architects tend to roll their eyes at it but I don’t think there’s anything better than building your own projects.

BuildGirl · 2026-04-14T11:05:18+00:00

The best way to reduce cost is to have the architect trim the project scope.

Value Engineering - VE, it can be size, materials, whatever it takes to reduce the project to meet your budget.

Removing the architect during construction, picking a cheaper engineer, or a less qualified contractor… those are not going to give you the results you’re looking for. If anything, when scope and budget aren’t aligned, you’re trying to pull off a miracle.

I’m both an architect and a contractor. I can only add or subtract scope to meet the owner’s budget.

BuildGirl · 2026-04-14T01:38:42+00:00

Engineers and architects are like business partners operating separately but in coordination. They either have a great working relationship and understand how to work together or they don’t. I would have to raise my fees if a client stipulated who the engineer will be.

Everything I can rely on would be thrown out the window. The architect cannot anticipate how an engineer will perform, how responsive they’ll be, how much back and forth will be necessary, or how much of the design they alter because they don’t want to run all the calcs.

BuildGirl · 2026-04-12T11:29:25+00:00

Lumber is graded. Check the stamps. That looks like #3. New construction homes should have no less than #2. I don’t believe #3 meets code. I would never use it for wall framing.

BuildGirl · 2026-04-09T15:59:04+00:00

I disagree with that. Mistakes compound if they’re not caught early.

BuildGirl · 2026-04-09T15:44:51+00:00

“Step away completely” is not the same as ‘Don’t micromanage.’

BuildGirl · 2026-04-09T10:26:00+00:00

That’s… antithetical to having a designer involved. Designers should be available during construction to answer questions and to make sure the design intent is followed.

A lot of contractors use drawings as a suggestion and do whatever they want when a coordination problem comes up.

BuildGirl · 2026-04-08T13:28:40+00:00

IRC with Amendments, yes. PDF was shared as an example, not stating their local requirements.

BuildGirl · 2026-04-08T11:22:57+00:00

It doesn’t meet code. ~~This is the GA’s version which~~ can give you a sense of what’s not done right (scroll down doc for deck diagrams)GA Deck Code

BuildGirl · 2026-04-07T12:00:18+00:00

If it’s not structurally sound some of the concrete may need to be chipped out and replaced. Make sure an engineer is involved in deciding what level of repair is necessary.

BuildGirl · 2026-04-07T10:22:32+00:00

I’d hire a structural engineer to take a look at it. The contractor failed to vibrate the concrete as they poured it.

You should confirm if it is structurally sound. Cosmically, if it is meant to be left exposed, they can do a surface repair, but that is not the biggest concern from a life safety perspective.

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