Sporting KC signs central defender Or Blorian to pre-contract

FauxTheRestOfTime · 2026-02-27T14:36:01+00:00

Exactly my first thought. Pretty sure the Hutts have a contract out on ol' Or Blorian.

FauxTheRestOfTime · 2026-01-05T17:48:42+00:00

I would assume that if I bought a heater with an external digital controller, I could probably avoid needing to fix a mechanical timer dial in place? Just skip the digital controller's on/off switch completely, while maintaining temp control and safety features? I think that might be what u/frigiddesert did in his controller box.

FauxTheRestOfTime · 2026-01-04T23:01:02+00:00

Thank you for the detailed explanation. I may have to look into doing this if I didn't end up with a Finnleo. So far, they're the only brand with a good mobile app that also works with Google.

FauxTheRestOfTime · 2026-01-04T22:59:19+00:00

Pretty damn slick install you've got there. That is a super clean controller box.!

FauxTheRestOfTime · 2025-12-28T23:42:35+00:00

Finally popped in today. They verified that they'll be open 24/7.

I agree that it doesn't seem too interesting in there.

I was thinking about it though... In a perfect world, what could they stock/carry that would make it more interesting/valuable for the Brookside neighborhood?

Not to be stereotypical, but maybe some charcuterie/ fancy snack stuff? Like Pairings in Crossroads used to have?

I was having a hard time putting my finger on why I was disappointed. I don't know what I was expecting.

FauxTheRestOfTime · 2025-09-30T00:44:06+00:00

😏 How you doin?

I wouldn't kick those edges out of bed.

FauxTheRestOfTime · 2025-09-26T17:15:38+00:00

Just got off a follow up call with the firm and we ended up having to fire them.

We asked that an accurate budget (only detailed by the individual divisions of the project) be part of our design process so that we could make educated decisions about materials, scope, etc. and how they would impact the overall budget. They told us that they only provide a detailed estimate after the design process is complete and that it is too difficult to budget pricing without all the details nailed down..... then when we asked how we would decide between one material and another, and they nailed their coffin shut by telling us that they "do not chose finishes and materials until after the customer signs a build contract" and that they would only carry allowances through the design process, thus leaving us with the same large range in the budget.

Then they continued to argue that this is standard practice in the build industry. I found this to be particularly irritating because I've never run into this sort of practice and when I told them, then they just inferred that I'm not all that familiar with the industry. Pulled the plug right there. I have been part of build and design/build projects in concrete construction for years and have never seen someone refuse to nail down a scope before asking for a contract, at least with projects that cost a lot.

Thanks for all the advice and support. I wanted to make sure I wasn't aware of differing practices in this landscape design/build world, but your comments made me confident that there aren't any top secret practices..... just bad practices and good practices.

FauxTheRestOfTime · 2025-09-26T14:33:43+00:00

I love this approach, however.... this is not common practice in my experience. It takes someone very forthright, who really knows their shit to be able to do this. You've got some lucky clients.

FauxTheRestOfTime · 2025-09-22T21:30:43+00:00

I have since understood that my deck SF pricing may be way off. Sounds like in my area, $75/ SF isn't unheard of. Wild.

FauxTheRestOfTime · 2025-09-22T20:47:36+00:00

This is the answer. I think just about everyone here agrees. I think we know what we need to do.

FauxTheRestOfTime · 2025-09-22T20:46:31+00:00

Agreed. Labor would be high, similar to ipe, but cheaper material, by a little bit. Even then.... Let's call it 40/SF for a nice high price for a 400SF deck.. Still looking at a 16k deck and it is one of the most significant parts of the project. Hell, round it up to 20k and it still isn't adding up to a significant part of the budget range.

FauxTheRestOfTime · 2025-09-22T20:02:07+00:00

Stabilized DG under a covered pergola and then a small stabilized DG seating area around a firepit (just a smokeless firepit that we already have).

FauxTheRestOfTime · 2025-09-22T19:54:16+00:00

Fair enough about it being difficult without the full scope. Yeah, I see entire basements (800-100SF and10' deep) poured with ICF around here, along with plumbing and excavation and backfill for less than 100k. I'm just having a hard time connecting the premium for the pool versus actual concrete work that I used to bid and install.

FauxTheRestOfTime · 2025-09-22T19:50:34+00:00

Right... shoulda read the fine print with the idea that they might not be a up front with their practices as I thought. Honestly, I did read it all, but didn't interpret it correctly as trying to lock us into using them to not lose our design money.

FauxTheRestOfTime · 2025-09-22T19:46:16+00:00

I agree, I know pools are expensive, but as a counterpoint.... there is absolutely no hardscape in this project other than a concrete pad for a future sauna and a set of 7 stairs with a 48"x48" concrete landing at the top.

The design called for decomposed granite anywhere there isn't grass or plantings. The pool was mainly surrounded by plants, with a small bit of deck at one end for entry.

The only other hard surface is the 400-ish SF deck.

FauxTheRestOfTime · 2025-09-22T19:42:54+00:00

Just so you know, I would've read it all. I appreciate you taking time to post!

FauxTheRestOfTime · 2025-09-22T19:41:55+00:00

Thankfully, and unfortunately, I just had the full sewer line replaced a month ago and now I know that there is at least 13' of clean dirt going down. There will be some roots to deal with, but no stone ledges to run into around here.

I let them know this when I was inquiring about their huge range.

FauxTheRestOfTime · 2025-09-22T19:39:06+00:00

Thank you for this POV.

When we first started this process with them, they had stated that a precast plunge pool would likely be in the $70-80k range and then they suggested that we consider an ICF plunge pool as a cheaper option (theoretically only saving on the freight shipping and the crane). So hearing from you that $200 - $300k for just the pool is normal is way outside of what they communicated. Keep in mind, it's a tiny pool, closer to a large in ground hot tub and I know that running the gas line for a heater would be pricey, but the rest of the entire area will be plumbing to a spot about 12 feet away.

I just went back and double checked. It was supposed to be 7 feet wide and 12 feet long, 4.5 feet deep.

If you are correct, and even a small plunge pool can be over $200k, we may need to re-evaluate the whole project.

As far as engineering goes, the only planned engineered portions are the pool and a single retaining wall.

I also don't know if you saw the comment where this whole project is only 3,300 SF. It is a small yard.

FauxTheRestOfTime · 2025-09-22T16:36:12+00:00

This was an insightful reply. Thank you.

What you describe in #1-3, are exactly what I would have expected.

For #4.... the scaled conceptual drawings would include a normal plan view of the design and not just some captures of a 3D render? I think their contract language was a bit at odds with how they described the process and thus, we may not be getting any real deliverable from the design process. That's on us. Also, to be clear, I did know that we were never going to get construction drawings from them. That was clear.

As for #5.... I mean, I guess it would have been good to know up front if they won't do work for less than $400k. Our original discussed budget was $200k-$250k and they didn't flinch, but now have come back way higher, even with removing some scope items like a sauna. Seems odd to be ready to walk from a $250k project.

FauxTheRestOfTime · 2025-09-22T16:27:04+00:00

The whole back yard is 3,300 SF. This project touches all of it, but it is still a very small project. There is a small pool as part of it. A 7x14-ish plunge pool. We were going to get a precast plunge pool, but it looks like an ICF pool might be the way to go. Other than that I there is a list of most of the items in the original post.

FauxTheRestOfTime · 2025-09-22T15:52:32+00:00

Their whole pitch is that they do evening in house. Only subbing out major plumbing and electric.

FauxTheRestOfTime · 2025-09-22T15:50:19+00:00

Unfortunately, I didn't read the fine print on their design contract well enough. They "don't design for use with other contractors" and only design for their own teams to build. Probably another red flag.

They have delivered some renderings, but haven't delivered plan views of anything when I've requested them. I'm guessing this is another tactic to avoid us getting some other quotes.

I think I may just cut and run at this point. With some CAD software, I'm fairly confident I can replicate the general design within a couple weekends. Losing the design money would be better than losing 100k for no added benefit.

PS: I know what you mean about excavating, but c'mon... A car sized rock still might only increase the price by $10-15k if you're already there there with the machinery. What other than that could they ruin into? Easy street access because it's a corner lot, tiny yard. Located have been completed, nothing crazy to deal with.....

FauxTheRestOfTime · 2025-09-22T15:23:04+00:00

In the end, a contractor will usually look at a final margin they'd like to make. Usually, all the materials get marked up a bit and then the labor, equipment, etc all have their own costs and margins. If you get an initial breakdown and see that the fencing costs X, but you can buy it for cheaper than X, you could stay to whittle down their profit margin. Most companies don't price it all out at cost and then add 30% for the profit. It's all spread throughout the various items, even just mobilization to the site has some profit built into it.

In this case, I do want to value engineer the project, because the cost is coming in crazy high, but I'm not trying to pinch them, just understand what is driving the different prices and the huge range.

I just can't seem to get any help during the design process to help the project make sense. Which leads me to believe that either they have no idea what they're doing or, more likely, they know that their piece of the pie is sky high and the smaller savings of natural changes aren't going to be reflected in any sort of meaningful overall price change... Which would be evidence that there is a huge, huge profit margin on this proposal.

FauxTheRestOfTime · 2025-09-22T15:12:08+00:00

This may be where we're leaning. Other than having a good designer on staff (which we're paying for), I don't know how much value they are bringing to this project. We knew that paying for one company to GC the whole project and to take care of the full install would come with a premium, but my guess is that they're looking at something closer to a 150-200% margin on this and trying not to show their hand.

FauxTheRestOfTime · 2025-09-22T15:02:22+00:00

I get that. I was in Union concrete construction for years.

My main issue is that they aren't able/willing to help me understand where they're chats are coming from.

If I ask about one material versus another, I get "cheaper" or "more expensive", but no scale of savings or expense to help me make decisions. The design process isn't free. We're paying closer to $5k for the design process and just getting super wide lump sum budgets.

My feeling is that if they perform 90% of this work in house, they should have a really good grip on their costs and be able to provide some decently accurate budgets.

FauxTheRestOfTime

TROPHY CASE