Ask what it does to value
Some projects make a house easier to live in and easier to sell. Others cost more than they add. Before you sign, I'll look at what similar homes with and without that update have sold for.
What we go over before you commit.
- Lot
City water and sewer, or well and septic. Zoning, setbacks, easements, and any HOA covenants. How the lot drains. What homes nearby have sold for.
- Plan
A layout that works for you now and for a buyer later. Bedroom count, garage size, and where the laundry goes all come up again when you sell.
- Builder
Bids you can compare line by line: allowances, what's included, and how change orders are priced.
- Resale value
What the finished house should be worth next to the resale homes around it, so you don't build far past what the street will pay.
Before work startsChoose the right
Choose the right
crew for the job.
Compare what’s in each bid, who’s doing the work, and when they can start.
Talk through your project ↗
I’m a project manager at H&H Construction. You can work with us or bring another contractor.
Meet H&H ↗- Compare the scopeMaterials, allowances, and exclusions.
- Confirm the scheduleA start date and a plan for changes.
- Agree on the costWritten bids and payment terms.
Remodel, deck, or addition?
Decks and railings
Loose railings, soft boards, and rusted hardware are safety problems, and inspectors write them up. Get a deck looked at before you list, and before another winter.
After a storm
After hail or high wind, have the roof and siding checked. Your insurance policy has deadlines for claims, so read it and don't wait for spring.
Before you buy a fixer
Get estimates for the major repairs before writing an offer.
Reading builder bids line by line.
Compare what each bid includes:
- Allowances for cabinets, counters, flooring, lighting, and appliances. Low allowances make a bid look cheap until you pick finishes.
- Site work: excavation, grading, driveway, sidewalk, sod or seed, and landscaping. These are easy to leave out.
- Utility hookups, permit fees, and surveys.
- How change orders are priced and approved.
- The draw schedule: when money is due and what has to be done first.
- A written schedule, and what happens if it slips.
- The warranty, in writing.
What can delay a build.
- Selections
Cabinets, counters, flooring, and fixtures all have lead times. Late decisions push the schedule.
- Weather
Exterior work slows when the ground freezes. Concrete poured in cold weather needs heat and blankets, and that costs extra.
- Permits and inspections
Each stage waits on an inspection before the next one starts.
- Contractor calendars
Confirm when each contractor can start and how their schedule affects the next stage.
Build vs buy.
Buy a resale
Better when you need keys on a fixed date and the homes for sale include a layout you can live with. We still price any fixes before you offer.
- Faster, with a known closing date
- You see exactly what you get
- Updates can come later, on your budget
Build new
Better when the layout you need doesn't exist in what's for sale, and you can live with lot work, bids, and weather. We still check resale value before you pour.
- Your layout and finishes
- New systems and a statutory warranty
- More decisions, and more ways for the schedule to move
Repairs for investors.
I price out remodels and arrange repairs for investment properties. This is a separate, paid service, with the fee usually rolled into the sale.
We’ll agree on the work and fee before it starts.
Have a property in mind?
Send me the address, the work you’re considering, and when you plan to sell.
Investor repair services →Build and remodel questions.
Can I choose my own contractor?
Yes. I can help compare bids from the contractors you’re considering.
Can you help me find a lot?
Yes. Lots for sale show up in my FlexMLS search under Land / lots, and some builders sell their own. Text me the area and I'll pull what's out there.
How long does a new build take?
It depends on the builder, the plan, and the season. Ask each builder for a written schedule. Selections, weather, and inspections are the usual reasons dates move.
What warranty comes with a new home in Minnesota?
Minnesota's statutory warranty covers one year for workmanship and materials, two years for plumbing, electrical, heating, and cooling installation, and ten years for major construction defects. Get the builder's own warranty in writing too.
Should I remodel or move?
Compare three numbers: what the remodel costs, what it adds to the value, and what it costs to sell and buy. I can price both sides.
Can I get a remodel estimate on a house I'm thinking of buying?
Yes. We can arrange an estimate for the work before you make an offer.