Archive for Uncategorized
Seattle General Contractors – Tenant Improvement
Posted by: | CommentsKeever and Associates, Inc. a Seattle General Contractor has recently completed a tenant improvement for a Seattle Chiropractic Office. As the tenant improvement Seattle general contractor for this project we provided services including: Matching the owner with an appropriate architect for his project, value engineering and turn-key general construction services that met the owner’s dead lines and got his business up and running fast. You can view pictures of the project by clicking here. I will be updating later with pictures of the completed construction project. The art the owner is having installed is worthy of being posted. Stay tuned to this Seattle general contractors blog.
Keever and Associates, Inc. Seattle General Contractors – Residential and commercial construction services.
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Why Hiring Seattle Remodeling Contractor is Beneficial
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Seattle Remodeling made easy!
Some projects are too big for a do-it-yourselfer. Here are some reasons to hire a Seattle remodeling contractor for your home renovation.
The average homeowner can do a variety of small home improvement projects. When you decide to take on home renovations, however, it’s a good idea to go to a professional. Home renovations and room remodeling are projects that require experience and expertise. If they’re not done right, they can cause a number of problems from electrical and plumbing mishaps to just plain unattractive results. Hiring a Seattle remodeling contractor for your project can help prevent any unwanted outcomes and can ensure the success of your renovation.
Seattle remodeling contractors can give you direction when planning your project. They can help you determine the best design and layout choices for your home and the room you’re choosing to renovate. They can offer options and advice on materials to enhance the final product and they can help you create a realistic budget. And once the planning is done and you’re ready for the work to begin, not only do they know the best subcontractors to do the best work possible, but they are insured which will protect you from any liability issues while the project is in progress.
Seattle Remodeling contractors have the experience to make your project run smoothly.
Seattle remodeling contractors will save you time. They act as project manager for your Seattle remodeling projects. They manage everything from contracts and budgets to laborers and installers to purchasing and delivery of all of the project materials. Imagine doing all of that yourself! In addition to being project manager, your Seattle remodeling contractor will obtain the building permits you need. You won’t have to try to figure out what permits are required or where you need to go to get them or what it takes to get them issued. The contractor can do all of that for you. They’ll also be able to get the best materials from the best manufacturers for the best prices. You won’t have to shop around and try to wheel and deal with suppliers.
Because your home renovations are important to you, you want a guarantee of the work. Making sure the job is done right is up to your Seattle remodeling contractor. You can include in the contract a guarantee of the materials, the workmanship and the completion of the project.
Contact Keever and Associates to discuss your Seattle remodeling project today.
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Seattle builder – Tenant Improvement
Posted by: | CommentsTenant Improvements need good general contractors
Things to consider:
Whether you’re a doctor, dentist, restauranteur, or retailer, getting ready to implement a tenant improvement is an exciting endeavor for your business. The tenant improvement is a chance to craft a space that is tailored to fit your business needs and enhance your business. There are many things to consider from the time you identify the space you like to the time you open your doors for business.
Of course having a competent commercial leasing agent is important in finding the right space and negotiating the terms of the lease. It can also be helpful to consult a lawyer to review any leases you may consider entering into. Also acquainting yourself with the landlord or building owner is a good idea as you will essentially be in business with that person. Speaking with other tenants can also give insight into how the responsive the landlord or building owner is to her tenants.
Another detail to consider; what is the condition of the building and the circumstances of the overall building construction. In these tough economic times many Seattle general contractors have gone out of business and you should know what kind of support there is for the systems that are included as part of your lease. This usually includes: fire suppression system and alarm, electrical service, plumbing provisions and HVAC
system. Not to mention the overall structural condition of the building you be locating in. In Seattle a 9 year old building is being demolished due to failing post tension slab cables. The tenants will likely be out their tenant improvement costs and forced to re-locate their businesses. This is an extreme example but you see the point. We are currently involved in a tenant improvement for a client where the original building general contractor has gone out of business. This has resulted in difficulties getting the “vanilla shell” completed and caused scheduling delays and is ultimately costing our client time and money to get the issues resolved.
Once you’ve done your homework and you sign the lease you will likely get the best use of your space by hiring an architect and Seattle general contractor that has experience with tenant improvement projects. The architect will take your ideas and translate them to drawings that can be used by your general contractor for construction. Having a tenant improvement contractor involved is important to get pricing feedback so you can stay on budget.
Being systematic about choosing your new space and general contracting team when approaching your tenant improvement will greatly reduce the stress of the construction process. This will allow you to focus on the business that will live in the new or renovated space.
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Custom Building – Cost vs. Value
Posted by: | CommentsDo it right the first time.
Whether it’s a commercial or residential construction project it seems there is more of a tendency to go with the lowest cost general contractors. That mentality is understandable in these lean economic times. However the old adage that “you get what you pay for” still holds true for general contracting services.
Clearly construction costs have come down in this economic downturn. This doesn’t mean that the most qualified custom general contractors will suddenly become the least expensive. Their costs have decreased proportionally due to the slack labor market and decrease in some building materials.
In construction the best way to control cost is to have effective management that inspires efficiency. Getting each aspect of your construction project right the first time is always the goal of a competent general contractor. Construction can be a very complicated process especially on larger projects. With many moving parts and human beings working together mistakes will inevitably arise. The trick is to identify the potential problem areas and mitigate their likelihood to harm the project. With proper construction management by an experienced general contractor this can be done effectively and efficiently.
I’ve seen too many owners make their custom general contractor decisions based on price alone. When choosing a custom general contractor based on cost the value delivered is commiserate with the price. Evaluating your general contractor selection on other criteria such as experience, referrals, etc. will help you get your project done right the first time. Re doing things not only cost more but adds stress and inconvenience.
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To Bid or Not to Bid – Residential General Construction
Posted by: | CommentsSeattle General Contractor’s perspective on bidding.
So your wife is pregnant and the influx of baby gear has just begun. This is about the time that the little Seattle home you’ve lived in comfortably starts to feel a little cramped rather than cozy. You’ve thought of buying a new house but in these tough economic times that may not be an option. Besides you probably love your neighborhood and are on a first name basis with the local barista. At this point it makes sense to consider remodeling, renovating a room or constructing an addition. So whether or not you use an architect to design your project or are handy with google sketch up you have some design drawings… What’s the next step?
Many people decide to solicit competitive bids from residential remodeling contractors. The theory at work in soliciting competitive bids is to have general residential remodeling contractors compete against each other and in doing so get the lowest price for the remodel or addition project you wish to accomplish. Sounds like a good plan…What could go wrong?
Remodeling older homes is similar to an archeological dig. Every layer that’s removed reveals treasure and folly from past events. The difficulty with bidding a remodeling 
project is there are usually many unknowns that can’t be quantified by a residential remodeling contractor until they are exposed after the project has begun.
Let’s say you’ve decided to go with Mad Mike’s Construction Co., a residential remodel general contractor, because they were the lowest bid. They begin the process of remodeling your bathroom and adding on a nursery when the plumbing inspector shows up and notices that the existing plumbing is not to code and must be re piped to pass inspection. If that wasn’t bad enough there’s a mess of electrical wiring running right through the location of the new closet area. Mad Mike sees dollar signs. Hopefully Mad Mike will be fair with the extra work he needs to perform but all too often we hear horror stories of extra charges that are exorbitant. Over charging for extras is usually the result of the “low bidder” bidding the project below the true cost knowing that they will be able to recoup the money in change order work. Or the “low bidding” residential remodel general contractor just didn’t have the experience to bid the project appropriately and is looking for a way to correct his mistakes.
At this point your house is a mess and you don’t have much of a choice so you authorize your residential remodel general contractor to perform the extra work and the project budget spirals out of control. When the dust clears Mad Mike’s Construction Co. cost you 30% more than the high bidder wanted to charge when you began. How can this situation be avoided?
Instead of bidding out a residential remodel/addition project interview reputable custom residential remodel general contractors and find someone you can work with and trust – a good fit for you. Then negotiate the project and in doing so find out what the general contractors price includes and doesn’t include. Identify the potential unknowns and build in a contingency for 
those items. You should agree on labor rates and mark up and build them into your agreement with the building contractor.
You will never eliminate the potential costs of unknown conditions in a residential remodel project but negotiating rather than bidding fosters a dialogue between you and the residential remodel general contractor that will help the project run more smoothly and ultimately save you money. This will make it a positive experience and get you the product that you hoped for.
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Seattle General Contracting Projects
Posted by: | CommentsWhat are the options for contracting with a Seattle General Contractor?
When embarking on a construction project with Seattle general contractors you will be entering into a contract. Typically all Seattle builders have their own contract documents for you to sign before the work begins. Contract agreements are important for both parties. The contract document provides the framework for the working relationship between the two parties (owner and general contractor). There are many different ways to structure a contract. Three of the most common are “time and materials”, “time and materials with a guaranteed maximum” and fixed bid.
A “time and materials”(T&M) contract is usually structured in the following way: The owner and the Seattle builder agree on a general scope of work. They agree on labor rates and a general contractor fee or mark up. When invoices are generated for work completed, craftsmen’s hours are billed at the agreed to rates, materials and sub contractors invoices are passed on with the agreed to general contractor fee or mark up. T&M contracts offer flexibility to the owner in that they only pay for work that is done. If the owner deletes a portion of work, that work will never get invoiced and the money budgeted for that work is instantly saved and can be spent elsewhere in the project. If the owner adds to the scope of work the Seattle general contractor can implement the change without going through a formal change order process that can often lead to delays. T&M contracts are also very transparent because the client see’s all the material suppliers and sub contractors invoices and can easily track the project costs. In order to avoid the objection of “less efficiency = more money to the general contactor” there needs to be a basic level of trust between the owner and the Seattle builder.
A “time and materials with a guaranteed maximum” contract is similar to the T&M but includes a maximum value for the scope of work. If the budgeted cost for the project exceeds the guaranteed max then the Seattle general contractor is responsible for the overage. Conversely if the project is completed for less than the guaranteed max there is typically language in the contract for
the Seattle general contractor and owner to share in the savings. To use this type of contract the scope of work needs to be well defined. Since there is a guaranteed maximum cost for the project that applies to a certain scope of work changes in the scope effect that maximum cost. While the T&M with a guaranteed max contract still offers the benefit of transparency they require more detailed project documents to clearly define the scope and are more cumbersome to administer with changes in scope.
A fixed bid or lump sum contract is where the Seattle general contactor agrees to do a project at a lump sum price. For this kind of contract it is most important to have a clearly defined scope of work. With a poorly defined scope of work there is the possibility of change orders to cover work not anticipated that will drive the cost of the project up. In my opinion fixed bid contracts are only reasonable on new construction or very simple remodel/renovation projects.
Participating in a contract when hiring general building contractors in Seattle or anywhere is an important part of the construction process. Both parties should understand the terms and be prepared to be bound by them. The contract exists to help lessen the ambiguities that might otherwise exist without it. The T&M contracts above are usually a good fit for remodeling, addition and renovation projects where the fixed bid contract usually works well for straight forward simple projects or new construction. A handshake is a nice gesture but a contract is necessary to define the terms of the project for the Seattle builder and the owner.
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Residential building foreclosure – flipping
Posted by: | CommentsBuying real estate site unseen is risky business.
With the large a
mount of distressed and foreclosure properties on the market right now there are many opportunities for builders to make and lose money. The most common way for a builder to aquire distressed residential properties is to either buy at the county auction, buy in the REO (real estate owned ,AKA: bank owned) market or through a short sale.
Buying at auction can provide great investment opportunities for builders however there is significant risk. Typically you will not have much information on the 
property. Are there back taxes owed, utility bills etc? In most cases there is no opportunity for a builder to inspect the property. Often the most information you can glean is by driving by the property for a quick look at the exterior. It may be hard to tell if the property is vacant or occupied. If it is occupied, are they renters? The answer to that has significant implications if you end up owning the property. Buying at the county auction requires cash as well which can be an obstacle for most people and builders. There are foreclosure investment groups that charge a fee for helping interested investors navigate this market. For those starting out utilizing a foreclosure group is a good way to get started even as a builder.
If a property doesn’t get sold at the auction and the bank takes back the property they will often list it through the regular real estate channels like the MLS. With these REO properties a builder can get inside the properties to inspect and learn much more about the property you are thinking of buying. These properties are usually sold “as-is”, so any problems like a bad sewer line will not be disclosed. It’s a buyer-builder beware situation. When shopping in this market conventional financing is available. This increases the competition for the really discounted properties and cash is king when competing on a great property deal.
Another way for a builder to acquire distressed property is by buying a property in short sale. A short sale comes about when the borrower can’t make thier payments and the house will likely sell for less than what is owed on it. The bank and the borrower agree to a short sale to avoid foreclosure. In this situation it is possible for a builder to pick up a property at a discount. The major drawback to short sales is with the shear volume of homes in jeopardy of foreclosure banks are unable to respond to offers in a timely manner. I’ve heard of people waiting to hear about an offer they made on a short sale house for 6 months only to find out it was rejected by the bank.
Using any of these methods to acquire a discounted property you will need to have some experience in the building residential trades. In today’s market it almost always takes some building improvement to successfully sell the home for a profit. Whether the property is in need of a simple room renovation or needs an addition and renovation it will help to have a Seattle general residential contractor on board to offer advice, cost data and building services.
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Custom building beyond Seattle contractors
Posted by: | CommentsSeattle Contractors want to know…
Would you bake an exotic cake from scratch without a recipe?
The cake you end up with might look like your intended result but would probably lack the rich flavors it should possess. It seems to me that more and more people are entering into custom construction projects without a “recipe” or in other words without a fully formed team of construction professionals. The core of the team is traditionally the design professional or architect and a Seattle general contractor. Depending on the size and scope of the project many other Seattle building professionals can enter into the planning/building process. To really create something special the entire process needs to be integrated into a team atmosphere. Too often I see owners opting to try and save a few dollars by diy’ing the orchestration of their Seattle custom building project only to end up spending more in the long run.
Typically the planning starts with a Seattle general contractor and a design professional such as an architect. The architect listens to the desires of the owner and attempts to distill that information into a preliminary design. The Seattle general contractor consults with the owner and architect to help guide the project in a direction that keeps with the desired result but stays on budget. Once the preliminary design is satisfactory the real work begins. There is usually a healthy push and pull between design and budget that the owner, architect and general contractor or Seattle builder engage in.
This is the point where it seems some have decided to go it alone. They get a preliminary design they like and some basic budgeting to go along with it. Then the architect is instructed to only take the plans to the point necessary for obtaining a permit. This is done in a mistaken effort to save money. Once the plans are ready the owner feels as if they can go it alone and solicit bids from Seattle builders, take the lowest cost proposal and voila end of project.
Not so fast. First of all, when you go out to bid you have a set of drawings that are only descriptive to a plans checker who’s only interest is whether or not you have the requisite information shown on your plan to get a permit. So when you start soliciting bids from Seattle general contractors or Seattle builders, you get a lot of questions. Each question sparks an idea and chances are each general contractor gets a different answer when they ask the same question as your project evolves in your mind. This makes it nearly impossible to make an informed decision or selection when reviewing bids from Seattle builders at the end of the process. The worst case being, the design you thought you could build turns out to be far more expensive than you can afford.
Without going through a full design phase, the likely hood of changes during construction increase. I’ve seen many instances where the civil and geo-technical engineers were hired independently of the architect and the three designs never fully came into harmony, ultimately increasing cost and time to completion. When changes do begin to arise during construction they are usually more costly than they would have otherwise been had they been pre-planned.
Everyone has heard stories about the general contractor that cut corners and how awful that is. The same thing is true when owners cut corners in the planning phase. You might think by handling some of the architects duties, like creating the specification book or hiring the engineer you are saving yourself some money. More than likely you will find that savings eaten up and then some in the confusion of a poorly planned construction project. Having the right team plan your project will pay huge dividends when its time to break ground. So do it right, consult a Seattle builder so you can have your cake and eat it too.
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Choosing the right General Residential Contractor
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Choosing a Seattle general residential contractor for your home remodel project is a lot like interviewing a new room mate. This is especially true with larger home addition/renovation projects when the owner will continue to occupy the residence. The custom building contractor you choose should be someone you can trust and someone you know has the skills to do the job right.
When you hire a general residential contractor to come into your home and spend weeks, sometimes months or years tearing your house apart and putting it back together, you had better be able to communicate with that person first and foremost. Just like a room mate you don’t necessarily need to want to spend every minute together but you do need to feel like you are on an equal footing with the contractor you hire and are able to voice your wants, desires, concerns and so on through out the project.
Now you’ve found a custom building contractor who’s personality is a good fit for the way you like to operate. That’s great, but does this guy have the experience and skills to get the addition/renovation project done to your satisfaction? Well there’s only one way to find out. Call references. Not just the past clients that you already know were hand picked to give raving reviews but call on sub contractors, suppliers and designers to get professional references. How a contractor treats his professional partners can be very telling weather or not they are confident in their building/contracting 
business.
If you do your homework and get the right general residential contractor for your project you will have a great experience and your renovation/remodel project will likely exceed your expectations. It’s a lot like having a new room mate for a while except you are paying for the inconveniences and disruptions. So find someone you can trust and has the construction management skills to get the job done on time and within budget.
Please contact us to find out if we’re the right fit for you. If we aren’t, chances are we can help you find someone who is.
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General Contracting Building & Subs
Posted by: | CommentsSeattle General Contractors rely on experienced sub contractors.
The most successful Seattle general contractors rely on their sub contractors to get the job done right. Whether it’s a commercial bathroom remodel or a residential room renovation quality subs are an important part of seattle general contracting and building.
Identifying quality sub contractors can be tricky at first. Until you have completed a project with them it will be hard to know how much trust you can place in them. Checking references and inspecting past work is a step in the right direction. Once you have a quality sub you want to make sure you treat them with respect to retain the relationship between them and your Seattle general contracting construction company.
The Seattle general contractor does this by defining the work clearly so the sub contractor has a clear idea of the scope of work. This benefits in two ways: 1) when the scope is clear pricing will be more competitive, and 2) Changes in the scope will be easily identifiable. Having a clear written sub contractor agreement is also important. It should clearly define the terms of the business to business relationship. A well written master agreement should protect the Seattle general contractor, the sub contractor as well as the client or owner.
Of course paying your subs on time is of paramount importance in keeping them interested in providing quality work on your commercial or residential building services projects.
Not all sub contractors are created equal. There are subs that are uniquely suited for residential building. There are subs that are uniquely suited for commercial building services. The trick is matching the right sub with the right project.
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