All Forum Posts by: David B.

 Thanks for the reply. I've asked him to restructure the contract to be more accurate of how much each stage costs. I get that they don't want to front a bunch of cash for the project but essentially what I'm gathering from folks here is that its just part of the business they're in. And they have an easier path to get payback than I do with liens.

 Thank you for the reply. I'm going to propose some aspects that you mentioned.

 Thank you for the reply. This was what the contractor presented me. The actual number for the final payment was even lower initially so I had it moved to 10%. What you're saying about grouping by scopes of work makes more sense. That would be less invoices and payments also. 

Any feedback on this progressed-based payment schedule for a $450K remodel project?

Should there be more specific milestones like flooring, appliances etc? Possibly withhold a little more for job completion? Maybe 15%.

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2.5% upon commencement of schematic and engineering design ($11,250)

2.5% upon completion of schematic and engineering design ($11,250)

2.5% upon completion of construction drawings ($11,250)

2.5% upon obtaining all necessary approvals of plans ($11,250)

Total: 10% out ($45,000)

5% upon commencement of demolition work ($22,500)

5% upon completion of all demolition work ($22,500)

Total: 20% out ($90,000)

10% upon commencement of foundation work ($45,000)

10% upon completion of all foundation work ($45,000)

Total: 40% out ($180,000)

10% upon commencement of framing work ($45,000)

10% upon completion of all framing work ($45,000)

Total: 60% out ($270,000)

5% upon commencement of plumbing work ($22,500)

5% upon commencement of electrical work ($22,500)

5% upon commencement of insulation work ($22,500)

5% upon commencement of drywall work ($22,500)

5% upon commencement of tile work ($22,500)

5% upon commencement of roof work ($22,500)

Total: 90% out ($405,000)

10% upon completion of customer punch down list and job completion ($45,000)

Total: 100% out ($450,000)

The city building department came back saying that there's a discrepancy with our property lines and are holding our remodel permit plans until its sorted out. Has anyone had a record of survey done in the SF Bay Area recently? The lowest price I've found so far is $3k. I've read older posts that have had it done for ~$500. Is the higher cost just another CA cost of living thing? 

Along with the record of survey is a requirement from the surveyor to get a preliminary title report. Anyone have a recommendation for that?

Hi Joe, thanks for the reply! I'm trying to dig through my files for any type of survey or document that would document the property lines. Fingers crossed.

I wish I could find someone in the San Francisco area to do a plat of survey/boundary survey for $500! The lowest price I've received so far is $3000 and it'll take 4-6 weeks to start and complete. 

I recently submitted plans for a backyard ADU and a kitchen extension project. The city reviewed the plans and came back asking for this:

Please provide verification from a Civil engineer, a Land surveyor or any other legal documents to show actual location of the property line.

From my understanding, they want something official to use as guidelines for setbacks since the ADU is close to the existing fence. The city wants to use offical property lines for the setback guidance instead of just where the fence is. Does anyone have experience or a referral for someone they've used for the same request? Could something else besides an expensive land survey ($3k is the quote I got so far) be used to satisfy the request?

 That’s a great idea! I could start a spreadsheet and list out what the higher bid has and ask the lower bid to make sure he’s covering all of those bases. 

Thanks Joe! I appreciate your feedback and taking the time to talk a newbie through some thoughts.

Bruce, mind if I PM you regarding scope of works?