Disclaimer

Prices are planning ranges, not quotations

Every price on this site is a planning range in US dollars for San Francisco residential work. Each excludes design and engineering fees, city permit and impact fees, geotechnical and hazardous-materials assessment, survey, energy compliance, furnishings and any applicable tax, and each assumes normal access and no undisclosed conditions. All of them carry the date they were last reviewed.

They are published so that an owner can decide whether a project is worth starting before spending money on drawings to find out. They are not an offer, not a quotation and not a bid. The figure that binds either of us is in a signed contract for a defined scope.

The ranges are wide on purpose and the width is information rather than evasion. What moves a number to the top of its range is set out on the prices page, along with the soft costs that sit on top of every construction number and are the most common reason a budget is wrong.

Schedules are planning figures and they are not promises

Every duration on this site assumes a typical project of its kind, no discretionary review, one round of plan-check corrections, and an owner who makes decisions within the schedule. Real projects meet objections, appeals, redesigns, undisclosed conditions and long-lead items.

Most of what determines a San Francisco residential schedule is not within a builder’s control at all. Planning review, neighbourhood notification, discretionary review and plan check happen on somebody else’s desk at somebody else’s pace. That is precisely why we publish realistic ranges rather than an optimistic date — but a range is not a guarantee, and nobody in this city can honestly give you one.

The schedule page includes a chart showing what a neighbour’s objection does to a project, because that is the single largest variable and it belongs in your planning rather than in a footnote.

What is described here about the city is general

Descriptions on this site of Planning review, the Residential Design Guidelines, neighbourhood notification, discretionary review, plan check, the mandatory soft-storey programme and state accessory dwelling unit law are general information written by a builder to help you plan.

They are not the city’s own information, they are not legal advice, and they change. Fees change, procedures change, and state housing legislation has changed substantially and repeatedly in recent years. Where anything here disagrees with the current rules, the current rules are correct, and for anything consequential you should confirm with the city or with a professional who does this for a living.

No ratings, awards, photographs or named clients

This site publishes no review score, no star rating, no award, no certification badge, no named client, no project address, no photograph of completed work, no employee headcount and no revenue figure.

That is deliberate. None of it is checkable by you, and an unverifiable claim on a marketing page is worth nothing at the moment you are deciding who to let into your house for a year. What we offer instead is on the about page: references you contact rather than ones we select, the name of the person who would actually run your project, and four questions worth asking every builder including us.

Two claims are made, because both can be verified: this is a woman-owned San Francisco family business, and it has been operating in this city since 1973.

The licence number

This site does not currently display a California contractor licence number, and it does not invent one. The number is given on request and can be checked with the California Contractors State License Board in about a minute. If you are reading this, ask for it — and ask every other contractor you speak to for theirs, and check them all.

Nothing on this site should be read as a claim to hold any licence, certification or registration that is not explicitly stated and verifiable.

The charts

The schedule charts on this site are worked illustrations of typical projects. They are not drawings of any particular project, not a commitment, and not a representation about any client’s actual experience.

They are drawn at true proportion within each chart. Different charts have different total lengths and each has its own axis printed beneath it, which is stated because drawing them against one shared axis would have made a different and misleading comparison.

Contact

If anything here looks wrong, telephone (415) 543-2100 and tell us. We would rather correct it.