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.
- 01
Site walk & conversation
Week 0 — freeWe 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.
- 02
Schematic & budget
Weeks 1–4We 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.
- 03
Permits & engineering
Weeks 4–14We 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.
- 04
Build
Months 4–10One 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.
- 05
Punch list & warranty
Final 2 weeks & beyondWe 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:
Phase 0
Discovery Call & Site Walk
The free 90-minute conversation that decides whether your project is real.
Phase 1
Feasibility Study
Two weeks of due-diligence before anyone draws a wall.
Phase 2
Schematic Design
Two or three real options on paper, then one in 3D.
Phase 3
Design Development
The phase that decides whether construction is smooth or painful.
Phase 4
Permit Submittal & Plan-Check
The hand-off to the city — and the corrections dance that follows.
Phase 5
Construction Administration
Eight to ten months on site, with one superintendent and a Friday email.
Phase 6
Punch List & Substantial Completion
The two weeks that decide whether you remember the project fondly.
Phase 7
Warranty Period & 12-Month Walk-Back
We don't disappear at occupancy. We come back at month 11.
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.
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.
How many design revisions are included?
Three rounds of plan revisions are baked into the design fee. Most projects use two. A fourth round adds $1,800–$4,500 depending on scope — it's rare but transparent.
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. Permit fees are passed through at cost on the invoice — never marked up.
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.
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.
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.
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.
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.
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.
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.