How We Work

The First Conversation

You reach out — by phone, email, or through our website checklist. We'll have a straightforward conversation about what you're thinking, answer your questions honestly, and let you know if it's a project we're a good fit for. No sales pressure. No commitment.

If it makes sense to move forward, we schedule a site visit or project consultation.

Site Visit & Project Consultation

Kory or Max — the owners — will meet you at your property. We walk the site, review any plans or ideas you have, take measurements, and ask the right questions to understand your vision and your budget.

• Owners attend — not a salesperson
• We'll tell you honestly if your budget and scope are aligned
• We discuss materials, timeline, and required permits
• A paid site consultation fee of $150–$300 is required to schedule — applied directly to your project if you move forward with us
• For full written proposals and detailed estimates, a proposal fee of $500–$1,500 applies depending on project size — also credited at contract signing
• This keeps our process serious, professional, and respectful of everyone's time

Pre-Construction Agreement

Before we invest weeks preparing a full estimate for a custom home or major project, we enter into a Pre-Construction Agreement. This formalizes the working relationship, covers the cost of detailed design coordination, material pricing, and scope development — and it protects your place in our schedule.

• Fee: 5% of the anticipated project budget (minimum $5,000), due at signing
• Non-refundable — this covers real work: design review, material pricing, permit pre-planning, scheduling
• 50% of the pre-construction fee is credited toward your construction contract
• You receive a signed, written agreement — not a handshake

Written Estimate & Detailed Scope

We prepare a written, itemized estimate with a clear scope of work. You'll see exactly what's included — materials, labor, and any subcontracted work. No vague line items, no "allowances" that balloon later.

If you're using construction financing, this estimate is what your lender needs. We format it to meet bank requirements.

Construction Contract & Payment Schedule

When you're ready to build, we sign a detailed Construction Agreement that spells out the pricing structure, scope, total price or GMP, full payment schedule, timeline, and warranty. The contract type — Lump Sum, Cost-Plus with GMP, or Time & Material — is determined by your project. For Lump Sum and GMP contracts, three payments cover the entire build:

• Payment 1 — Deposit (50%): Due at signing. Zero work begins without this cleared. Within this deposit, 15% of the total contract price is a non-refundable scheduling retainer covering pre-construction coordination, labor allocation, and your start date slot.
• Payment 2 — Midpoint (40%): Due when the project reaches its midpoint milestone as determined by Contractor. Work stops immediately if not received within 3 days of invoice.
• Payment 3 — Final (10%): Due at substantial completion, before the final walkthrough begins. Keys and access are not released until this payment clears.

For Time & Material (T&M) contracts, payment works differently: you receive weekly progress invoices based on documented labor hours and material receipts. If a Not-To-Exceed (NTE) limit is set in your contract, your total cost is capped at that number regardless of actual hours worked.

Permits Pulled — Construction Scheduled

We handle all permit applications and coordinate with your local building department. Once permits are approved, we schedule your project start date and give you a written construction timeline showing each major phase.

Michigan township permit timelines vary — some are 2 weeks, some are 6 weeks. We factor this into the project schedule so there are no surprises.

Active Construction & Communication

Kory and Max are on your job site daily. You get direct access to the owners — not a job superintendent who passes messages up the chain. We text or call with updates at every major milestone, and you're welcome to visit the site anytime.

• Owners on-site every day
• Drug and alcohol-free job site, always
• Clean, organized work area maintained throughout
• Subcontractors (electrical, plumbing, HVAC) are licensed professionals we've worked with before
• Progress photos provided at key stages

Change Orders — Nothing Verbal

If anything changes from the original scope — materials, finishes, added work, removed work, or unforeseen conditions discovered during construction — it goes through a written Change Order before any work begins. The Change Order states exactly what's changing, the cost, and any schedule impact. Both parties sign it first.

• 50% of the Change Order price is due before work begins on that change
• The remaining 50% is due when that Change Order scope is complete
• You have 5 business days to approve or reject any Change Order — no response within 5 days constitutes approval
• Labor on out-of-scope work is billed at $100/hour per worker; materials at cost plus 20%
• Unused allowances are credited back to you at project completion

Inspections & Milestones

Municipal inspections are required at key phases — foundation, framing, rough-in electrical/plumbing/mechanical, insulation, and final. We coordinate all inspections and have the work ready. Inspection cards are provided to you (and your lender if applicable) at each stage.

Final Walkthrough & Punch List

When the project reaches substantial completion, the 10% final payment is due and collected first — then we do the final walkthrough together. You review every part of the work. Anything that needs attention goes on a written punch list. You have 7 days from the walkthrough to submit punch list items in writing.

All punch list items are addressed before you sign off. Keys and access to the completed space are not released until final payment has cleared.

Closeout, Lien Release & Warranty

With the punch list closed and final payment cleared, you receive your complete closeout package:

• Final lien waiver — releases your property from any mechanic's lien claims (Michigan Construction Lien Act)
• Lien waivers collected from all subcontractors
• Certificate of Occupancy (for new construction)
• 1-year written workmanship warranty — warranty period begins on the date of your sign-off
• All warranty claims must be submitted in writing to kory@dreamtorealityllc.com within the warranty period
• Copies of all permit cards and inspection reports
• Manufacturer warranty documentation for all materials where applicable
• Care and maintenance instructions for tile, grout, wood, and other finishes

Then we shake hands, and you enjoy what we built together.