Contractors are essentially your project manager and plan executioner. They hire, plan, budget, problem solve, and get your build into action. In short, contractors make your dreams a reality, turning what is just a vision into something tangible.

A contractor will work very closely with the designers and architects that are on the project to finalize the proposal. In luxury construction, especially residential, it can take from two weeks to a month. Sourcing of specialty materials, finding and coordinating with subcontractors, working closely with architects, and working out complex design interests can lengthen the time it takes to create a proposal.

This comes down to a variety of factors. Remodels are a better option if less than 50% of the build is going to be changed, you love the location, and want a faster update. New builds are better if a majority of your space is not to your liking. New builds also offer more design flexibility and will be less likely to accrue hidden fees/costs.

Every build is different. However, a brand new construction (especially residential) can range from 1.5 to 3 yrs when taking into account getting permits, seismic work, the scale of the build, the kinds of custom elements etc.

The timeline of a TI will vary greatly on the scale and complexity of the project itself. Should the remodel be minor to mid range in scale the project should take around 2-8 weeks. For larger projects, the project should take no longer than 3-6 months (assuming everything runs smoothly).

• Design: This is the phase where the architect really comes into play. During the design phase, designs of the build (both 2D and 3D) are drafted along with budget realignments to meet possible alterations that occur during this phase.
• Pre-design: This is essentially the brainstorming phase. Ideas are drafted and run through in an effort to have a design that both the client and architect/designer are happy with. It is also the phase where feasibility of the project is discussed and when preliminary estimates are drafted. 
• Permitting/Approvals: This is when designs become more than just drawings. Electrical, plumbing and the like are added to the designs and submitted to local authorities for approval. If all goes well, this phase should end with all the permits needed to start building.

• Pre-Construction: This is where contractors come into the picture. Before a build can begin, a contractor must be selected through a bidding and negotiation process. Once selected, the schedule, final budget, and site preparation occurs, allowing the vision to be put into action.

• Construction: This phase in itself consists of many phases. From foundation building, electrical, plumbing, dry wall, specialty features and the like, this is where the build comes into form. The next phase occurs once the build is finished.

• Inspection & Closeout/Handover: A final inspection ensures that the build is completely safe and up to code. It is also where discussions with the contractor about whether the build is to the client’s liking occurs. Once complete, the build is closed out, with final paperwork and contracts being signed off before the build is handed over to the client.

Finding the right contractor can be daunting. Generally, looking at the credibility of the contractor (i.e. awards, past builds, clientele), looking at whether their past projects align with the vision of the desired build, and looking at testimonials and reviews will be helpful. Ensure that the contractor is fully insured, licensed, and has workers comp. If you can, give one of their active sites a visit to see their work in person.

This will greatly depend on what kind of build is to be constructed. Make sure the contractor builds for the desired project (residential, commercial etc.) and to check their portfolio for that project type to ensure their build history aligns with the style/image of the project. It is also important to note that the contractor should be licensed within the desired state of the build as well.

• In-House: These are employees hired directly by the contractor

• • Pros: More direct oversight, easier to coordinate with, generally faster work/response times, better quality assurance as they are already vetted by the contractor

• • Cons: The in-house team may be fairly limited, potentially more expensive

• Subcontractors: These are independent specialists/companies hired by the general contractor.

• • Pros: Access to specialized expertise/craftsmanship, flexible, often bring their own tools and materials
  • Cons: Less direct control, potential scheduling/coordination conflicts, quality can vary depending on the subcontractor reliability

• Both have their pros and cons depending on the priorities of the client.

• Design firm: With a firm the single point of contact for all build needs makes communication smoother. Furthermore, design firm builds tend to result in faster builds as all needs are met by one entity. However, due to a single entity calling the shots, there may be a lack of design freedom. It is also important to note that because the designing and building of the project is done by a single company, there may be a chance for corners to be cut since a design firm vets its own work.
• Separate architect and contractor: When having a separate architect and contractor communication and coordination can be a little more complex. However, the amount of design freedom you have expands as the architect serves as a creative representative. Furthermore, there is much more cost control as contractors will bid on the build for the same plan/work potentially allowing the same work to be done with a lower budget.

Custom permits, procurement of special/rare materials, and custom engineering processes may be desired in a luxury build and commonly wrack up hidden fees.

To avoid hidden fees, it is important to get a detailed and thorough contract that holds both the client and contractor accountable. To avoid hidden fees, the client should ask questions and be upfront with the contractor from the beginning. Importantly, asking what contingency plans are in place to avoid the accruement of hidden fees will allow the client to understand the likelihood of hidden fees to be tacked onto the budget. In some cases, a third party project manager can be hired to further prevent hidden fees.

Some of the general requirement fees include project oversight and management, temporary facilities used on site, permits and inspection costs, insurance, cleanup and waste disposal, heavy machinery costs, and even signage and compliance fees to notify the city. There can be more fees accrued that can be seen as "requirements" depending on the materials used (e.g. high end millwork, specialty material care etc.)

An allowance is a price placeholder. Items with an allowance are ones that generally are chosen later in the build process (i.e. kitchen appliances). As such, items with an allowance are usually highly variable in price. However, a fixed cost is a price estimate of something that will not vary (i.e. labor costs, pool installation). During the build, ensure as much of the budget to be fixed costs and set limits on allowances.

• The pricing of a project can vary greatly depending on scale, complexity etc. Here are some general pricing structures
• Fixed price: The most common, this is a form of upfront/lump sum payment where the cost is calculated by build specs and build plans.

• Cost-plus: This model includes paying for labor and material cost along with a fee/percentage to the contractor.

• Unit pricing: For smaller projects the cost will usually be calculated by square footage altered or amount of installations (e.g. fixtures)
• Always make sure to get detailed estimates. Clarify what is and is not included in the services being paid for, how prices can potentially change, and a detailed breakdown of the service as well.

This heavily depends on the process, amount of fixtures, rough work (i.e. electrical, plumbing etc.), dry wall, flooring, the desired material and the like. However, the general scale for luxury builds varies between $400 and $1000 per square foot.

In LA, the range of coverage by your landlord will typically be found in a lease agreement. The coverage will vary depending on the type of build and improvement scale. It is important to note that most landlords will not cover a percentage of the square footage cost but instead offer a flat coverage.

This can mean a variety of things for the build including higher costs, cash flow strain, disruption of move in plans, liquidated damage clauses (the contractor taking a penalty for not meeting deadlines if outlined in the contract), along with general stress and concern. While in many cases there are legitimate unforeseen circumstances which lengthen the build (weather, earthquakes, permit delays etc.), a clear detailed contract, consistent communication, and a built in buffer time into the build schedule are all ways to mitigate the chance of experiencing build delays.

If the remodel includes major structural changes, excess dust/potential asbestos circulation or is unsafe due to exposed walls, wiring, or heavy machinery, it is advisable to move out. Should the remodel be smaller in scale, and the tenants are amenable to living alongside a small construction project, then there may not be a need to move out.

California is notorious for being a state of strict permit and build regulations. The potential for more permits and lengthy approval times can be worsened by local authorities. Some necessary permits include, zoning, electrical, plumbing, demolition and grading/excavation. In luxury construction, custom permits for specialty engineering and custom amenities may be needed. This is a step that should not be taken lightly! Getting the correct permits can truly make or break a build timeline and the feasibility of the project.

There are a few licenses such as a General Contractor License that are required for all builds in California. For commercial projects, LA requires a Local Business License that the contractor must hold in order to perform the build. There may be other licenses required depending on the type of and scale of the project (e.g. OSHA safety, elevators, fire safety etc.). As for insurance, credible builders will have general liability insurance, worker’s compensation, commercial auto insurance, builder’s risk, excess liability coverage, and professional liability coverage.

In LA, expediting permits can truly come down to who you know and what you know. However, assuming all the necessary documents are in order, one can expedite the process by paying extra fees to LADBS for expedited plans, hiring a permit expeditor or pre-screening with the city.

Yes, a general contractor is required for any commercial TI.

In some cases, simple renegotiation or a small rebuild/alteration can be a solution. Most contractors will be more than happy to discuss throughout and after the build what can be done to meet the client’s satisfaction. Furthermore, a majority of states have consumer protection laws that ensure a contractor delivers a build to the client’s liking. Should problems persist, it is important to keep a detailed record of communication/alterations.

Not only is visiting the build site possible, it is advised. Most contractors will schedule walk throughs throughout the process but if additional visits are desired, most contractors will allow it.

While design changes are possible, it is important to take into account how this may impact the timeline and other components of the build. Being transparent and communicative with the contractor will help to make those changes possible and even prevent the need for changes in later phases of the build.

To ensure low maintenance costs it is important to invest in high quality, durable materials. During the build, design for accessibility/serviceability and build with efficient systems in mind (i.e. reliable HVAC, plumbing etc.). Once the build is complete, schedule regular inspections.

There are a plethora of online resources that will assist in understanding what materials will suit the build the best. Discussing material selection with the contractor or even material suppliers is another potentially fruitful avenue. Even when materials are procured, it is important to test them out. This becomes very important in cases where the worry is more tied to aesthetics/design interest as opposed to functionality.

With modern building technology and advancements it is absolutely possible to build luxury while being eco friendly. There is a wide swath of eco-friendly luxury materials available and vendors that are both trustworthy and credible.