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alpha dream

From sketch
to keys.

A typical Alpha Dream project is about ten months from first walk to final punch list. Here's exactly what happens, and when.

  1. 01

    Site walk & conversation

    Week 0 — free

    We come out, walk the property, look at the existing drawings (or the lack of them), and talk through what you actually want to live in. No estimate-bot, no upsell. You get a one-page feasibility note within a week.

  2. 02

    Schematic & budget

    Weeks 1–4

    We sketch real options — usually 2 or 3 directions on paper, then a chosen one in 3D. Materials get pulled, ranges get tightened, and you sign off on a not-to-exceed budget before we touch a permit.

  3. 03

    Permits & engineering

    Weeks 4–14

    We handle the city. Structural engineer, Title 24, soils report if needed, plan-check corrections, the works. For most ADUs in the City of LA, Long Beach, Pasadena, and unincorporated LA County we average 8–10 weeks to permit.

  4. 04

    Build

    Months 4–10

    One project superintendent on-site daily. Weekly walk-throughs with you, a shared photo log, and a Friday email so you always know what got done and what's next. We protect the rest of the house like it's ours.

  5. 05

    Punch list & warranty

    Final 2 weeks & beyond

    We don't disappear at occupancy. Every project gets a 12-month walk-back. Structural & waterproofing carry our 10-year warranty. We answer the phone in year three.

Go deeper on each phase:

A few things worth saying:

  • — We only run 4 projects at a time. That's why a slot books out.
  • — We don't do change-order farming. The bid is the bid; surprises come with options, not invoices.
  • — Our crews are W-2, not contracted out. The same people start your project and finish it.
Book the first walk →

FAQ

Process FAQ

What's the first thing that happens after I sign?
A site walk with the project architect and the project manager — typically within 5 business days. We laser-measure, photograph existing conditions, pull the assessor record, and check the as-built against current code. You get the measured drawings within 10 days. See stage 01 — the site walk for the full step-by-step, and the five-phase process overview.
How many design revisions are included?
Three rounds of plan revisions are baked into the design & budget phase. Most projects use two. A fourth round adds $1,800–$4,500 depending on scope — it's rare but transparent. Estimate scope-driven cost shifts with the ADU cost calculator.
Who pulls the permit — me or you?
We pull it. Our permit runner has accounts at LADBS, SF DBI, Berkeley Planning, and most LA-area cities — see the California permit directory for current portals and review windows. Permit fees are passed through at cost on the invoice — never marked up. Step details live in stage 03 — permits & engineering.
Can I make changes after construction starts?
Yes, but every change is documented as a written change order with cost and schedule impact, signed before any work changes. Verbal field changes are the #1 source of contractor disputes — we don't do them. The build stage walks through how change orders fit the weekly rhythm.
How often will I see you on site?
The project manager is on site daily. The principal is on site weekly. Subs are scheduled, not "whenever they show up." You get a Friday end-of-week update with photos, scheduled vs. actual, and what's coming next week — see the build phase for the full cadence and recent California builds we ran the same way.
What inspections happen during the build?
Foundation, rough framing, rough MEP (mechanical/electrical/plumbing), insulation, Title 24, final framing, and final occupancy. Each is scheduled by us and attended by the project manager — you don't need to be there. City-by-city inspection workflows are in the permit directory.
How is payment structured?
Progress payments tied to verified milestones (not arbitrary calendar dates): mobilization, foundation poured, rough framing complete, rough MEP signed off, drywall complete, substantial completion, final closeout. We invoice with photos and inspection cards attached. The full payment rhythm sits inside the build phase.
What's a 'punch list' and when does it happen?
The walkthrough at substantial completion where we list every cosmetic and functional item to address before final payment. Typically 15–40 items. We finish punch within 14 days; if it's still open after that, we hold our own funds. See stage 05 — punch & warranty.
What warranty do I get?
1-year workmanship warranty (everything we installed), 2-year MEP warranty, 10-year structural warranty (foundation, framing, roof system). Manufacturer warranties on appliances, windows, and roofing pass through to you. Full terms in the punch & warranty stage — and questions from past clients live in the field journal.
What happens if I have an issue 6 months after move-in?
Call the project manager directly — number is on the closeout binder. We dispatch the responsible sub within 48 hours for non-urgent items, same-day for water or electrical emergencies. Repair is on us during the warranty period. To start a project on this rhythm, book a free site walk.
Step 1 of 6Leo's on site · replies in ~3h

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  • You see how we work before you commit to anything
  • We bring the clipboard, you bring the questions
  • Decide afterward — no follow-up calls unless you ask

Free · 60 minutes · On-site

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