Project Planning
Plan the Project Before You Price It
What determines cost, what determines schedule, and the decisions worth making before a contractor walks through the door.
Start With Scope, Not a Number
Most renovation budgets fail for the same reason: a number was set before anyone defined what the number was buying. A homeowner decides a kitchen should cost a certain amount, gets three prices that all describe different work, and picks the lowest one without knowing what it left out.
The more reliable order is scope first, then price. Once it is clear which walls move, whether plumbing relocates, what level of finish is intended and what condition the house is in, a price means something and can be compared against another price for the same work.
What Praxis Building Group Does During Planning
Preconstruction is the part of a project that most affects the outcome and gets the least attention. On our projects it covers:
- A walkthrough of the actual space, not just a description of it
- A written scope with inclusions and exclusions stated plainly
- Identification of structural, electrical, plumbing and mechanical work the visible scope implies
- Permit requirements for your specific jurisdiction
- Selection deadlines tied to the construction schedule
- Long lead item identification and ordering
- Trade scheduling and inspection sequencing
- A contingency discussion appropriate to the age and condition of the house
Contingency Is Not Padding
On a remodel, some portion of the work is unknown until something is opened. A contingency is the difference between finding a problem and having a problem. It is not a markup and it is not spent unless a condition requires it.
How much is appropriate depends on the house. New construction and recent builds carry less uncertainty. A 1920s house with three prior renovations, original wiring and a basement that has been finished twice carries more. Praxis Building Group will say which category your project is in rather than applying one percentage to everything.
Change Orders
Change orders happen for two reasons: the homeowner changes their mind, or the house presents a condition that was not visible. The first is normal and should be priced before the work is done. The second is what contingency exists for.
What should not happen is a change order for work that was always going to be necessary and was left out of the original scope to make a price look competitive. That is a scoping failure, not a change.
Payment Structure
Residential construction is normally paid in progress payments tied to defined milestones rather than in a single payment at the end. The specific schedule is set in the contract for your project, and Michigan law governs residential construction contracting practices. Review the payment terms in any contract, from any contractor, before signing.
We do not advertise or administer a financing program. Homeowners commonly fund renovation work through their own bank or credit union, a home equity line of credit, a renovation loan or cash. Any lending arrangement is between you and your lender.
Cost drivers
What Actually Moves the Number
Square footage is a weak predictor of renovation cost. These six factors explain most of the variation between projects that look similar on paper.
Scope, not size
Moving a wall costs more than the wall. It touches framing, electrical, plumbing, drywall, flooring and trim. A large project with a simple scope can cost less than a small project that relocates everything.
The condition underneath
Older homes hide knob and tube wiring, galvanized supply lines, undersized framing, failed subfloor and past work that was never permitted. What is found at demolition is the single largest source of change orders in remodeling.
Level of finish
Cabinetry, tile, fixtures, flooring and millwork span an enormous range. The same kitchen layout can differ by a factor of three based on selections alone.
Structural and mechanical work
Removing bearing walls, adding load, upsizing a panel, relocating a stack or extending HVAC are the items that require engineering, permits and specialized labor.
Access and staging
A tight lot, a walkout basement, mature trees or a second floor with no direct access all change how material moves and how long work takes.
Timing and lead times
Cabinetry, windows and specialty materials can carry long lead times. Ordering late is the most common reason a schedule slips.
Schedule
Where Time Actually Goes
Homeowners tend to picture construction as the whole timeline. In practice, the work itself is often the most predictable part.
Scope and design
Days to weeks, depending on how many decisions are open and whether drawings are needed.
Permit review
Set by your municipality and its current workload, not by the contractor. Plan around it rather than assuming it.
Material lead times
Cabinetry, windows and specialty materials can be the longest single item on a schedule. Ordering happens before demolition, not after.
Construction
The most predictable stage, provided the three above were handled and selections are finished.
Questions
Planning and Budget Questions
How much does a project cost?
There is no honest single number, because cost follows scope and the condition of the house. What Praxis Building Group can do early is give a realistic range for the scope as described, and tell you which decisions inside that scope move the number the most. That is more useful than a figure produced before anyone has looked at the space.
Do I need drawings before I call?
No. Most homeowners start with a description and a few photos, and that is enough for a first conversation. Drawings become necessary when structure changes, square footage is added or a building department requires them, and Praxis Building Group will tell you when your project has crossed that line.
What is an allowance and why does it matter?
An allowance is a placeholder dollar amount for something not yet selected, such as tile, fixtures or cabinetry. Allowances let a project be priced before every selection is final, but they are also where budgets drift. We set allowances at amounts that reflect the level of finish being discussed rather than artificially low numbers that make an early estimate look better.
How long will my project take?
Duration depends on scope, permit review in your jurisdiction, material lead times and how quickly selections are made. Selections and lead times are the two homeowners control, and they are the two that most often extend a schedule. A realistic duration is set during preconstruction, once scope and permitting are known.
Can I live in the house during construction?
Often yes, depending on which rooms are involved and whether water, power or heat are interrupted. Single bathroom projects in a one bathroom house and whole home renovations are the two cases where staying is usually impractical. This is worth deciding early, because it changes both sequencing and cost.
Does Praxis Building Group offer financing?
We do not advertise a financing program. Homeowners commonly fund renovation work through their own bank or credit union, a home equity line, a renovation loan or cash. Any lending arrangement is between you and your lender, and we do not receive or handle loan proceeds on your behalf.
Consultation
Planning a Project? Start With Praxis Building Group.
Whether it is one room or a whole house, the first conversation is the same: what you want to change, what the house will allow, and what it realistically takes to get there. Send the details or call and we will set up a consultation.
- Call 833-637-8466
- Project inquiries sales@praxisbg.com
- General questions info@praxisbg.com
- Serving Highland & Ann Arbor, Michigan
Start Your Project
Tell us what you are planning. Praxis Building Group will follow up to talk through scope, sequencing and a realistic budget range before anything is committed.
Your inquiry is on its way
Thank you for contacting Praxis Building Group. We review every inquiry and follow up to schedule a consultation and walk the project.
If you need to reach us sooner, call 833-637-8466 or email sales@praxisbg.com.