How we work with designers

Four commitments. Stated as rules, because that is what they are.

• You hold the spec. No substitutions without your written approval.
• We don’t go around you to your client. Scope, pricing, and every change routes through you.
• Your fee is your business. We don’t quote your client and we don’t comment on your pricing.
• We don’t touch design decisions unless you ask. When we flag a constructability issue, we bring an option, not a veto.

What we self-perform, what we coordinate

Process, phase by phase

Every phase ends in a deliverable you can hold.

1. Drawing review. We read every sheet and return an RFI log, not questions by text.
2. Bid. Fixed-price proposal, broken down by scope area.
3. Pre-construction. Walkthrough and building approvals. Submittal log opened.
4. Protection and demo. Common areas protected. Demo documented.
5. Rough-in and waterproofing. Trades coordinated. Waterproofing inspected before a single tile goes up.
6. Finishes. Tile, cabinetry, paint, fixtures. Weekly photo update the whole way.
7. Punch list. We walk it with you and close every item in writing.
8. Closeout. Closeout package: warranty letter, as-installed finish schedule, maintenance notes.

Deliverables you get by name: RFI log, submittal log, weekly photo update, written change order, punch list, warranty letter.

NYC building compliance

Manhattan and Brooklyn co-op and condo jobs die at the board package, not at the tile. We build the package.

• Alteration agreement review and compliance.
• ACORD 25 certificates. Additional insured endorsements covering ongoing and completed operations. Primary and non-contributory. Waiver of subrogation.
• Workers’ comp on state form C-105.2, the form buildings actually accept. ACORD is not accepted as WC proof.
• Building work-hour rules, freight elevator scheduling, protection of common areas, super coordination.
• Subcontractor COI collection.

Credentials

Pricing and change orders

• Fixed-price proposals from your drawings and finish schedule.
• Allowances called out separately, so your client can see exactly what is carried.
• Written change orders with price and schedule impact, approved before the work proceeds.
• No verbal change orders. Ever.

Proposals break down by scope area: demo, waterproofing, tile, carpentry, paint, fixtures. You get a document you can hand your client. We carry zero hourly exposure, so you never have to explain a rate to anyone.

Procurement and long-lead tracking

• We tell you exactly who orders what. Owner-furnished or contractor-furnished, it lives on the log.
• Long-lead items tracked from PO to delivery, so a 12-week slab doesn’t surprise anyone at week 11.
• Material received and inspected on arrival. Damage or short shipments documented with photos and reported the same day.
• Stored clean, dry, and off the floor until install.

Documentation and photo policy

• Weekly progress photos and a written update.
• Closeout package: warranty letter, product and finish schedule as installed, maintenance notes.
• We don’t publish project photos before your photoshoot. When we publish, we credit the designer.

Proof

Portfolio and references available on request. Tell us the project closest to your scope and we will walk you through the real detail decisions behind it, sheet by sheet.

FAQ

Send drawings for a bid

Separate from our consumer estimate form. Asking for drawings is the filter, and we keep it. Send your set and we’ll come back with an RFI log and a scope-by-scope bid.