Money and milestones
Four routes to paying for it, and how we bill
We do not lend and we take no referral fee from anyone who does. What we can do is structure the draw schedule so your lender's inspections and the jurisdiction's land on the same day.
Four common routes
None of these is universally best. Each suits a different combination of equity, timeline and appetite for rate risk. All figures on this page are sample content.
- 01
Renovation mortgage
Best for: Buying a house that needs work
The purchase and the renovation are financed together against the after-renovation value. Draws are released against lender inspections, which we schedule alongside jurisdiction inspections so one site visit serves both.
Requires a lender-approved contractor and a fixed-price contract before closing.
- 02
Home equity line
Best for: Owners with equity and a phased plan
Flexible and quick to draw, which suits phased work. Interest is usually variable, so a long schedule carries rate risk you should model before committing to a full whole-home scope.
Rates and terms vary by lender. Sample figures only.
- 03
Cash-out refinance
Best for: Large single-phase renovations
One fixed rate over one long term. It makes sense when the renovation is large enough to justify resetting the mortgage, and when the current rate is not dramatically below market.
Closing costs apply. Compare against the rate on your existing loan.
- 04
Phased self-funding
Best for: Owners who want to avoid debt
We design the full scope, permit what has to be permitted together, and build in three phases across two to four years. Rough-in is stubbed for later phases so nothing finished has to be reopened.
Material prices move between phases. We revalidate pricing at each phase start.
Our draw schedule
Six billings, each tied to something verifiable
Every draw is tied to an event a third party confirms: a permit issued, an inspection passed, a delivery received. None of them is tied to a date on a calendar.
- 10%
Deposit
On contract signature. Covers mobilisation, permit fees and the first long-lead deposits.
- 15%
Permit issue
Released when the permit is in hand. Cabinetry, windows and any utility coordination go on order the same week.
- 25%
Rough-in complete
After plumbing, electrical and mechanical rough inspections pass.
- 20%
Drywall complete
After the drywall nail inspection and finishing.
- 20%
Finishes underway
Cabinetry set, stone templated, flooring down and protected.
- 10%
Final inspection and punch
Released when the final inspection passes and the punch list is closed.
Sample percentages for this demo site. The real split is set in your contract and will reflect the scope.
If the budget will not carry everything
Phase it in this order, not in room order
Phase one · 45 to 55 percent of the total
Everything behind the walls
Structure, roof, windows, electrical service, mechanical and plumbing distribution. None of it shows, all of it is impossible to add later without opening finished walls.
Phase two · 30 to 35 percent
The rooms you live in daily
Main-floor finishes, the primary bathroom, flooring across the level and the room where the household actually gathers.
Phase three · 15 to 25 percent
The rooms that can wait
Basement fit-out, secondary bathrooms, the deck and landscaping. All of it can be built later without disturbing phase one or two, as long as the rough-in was stubbed for it.
No. We are builders, not a lender or a broker, and we do not take a referral fee from one. We will work with whoever you choose and align the draw schedule to their inspection milestones.
Yes, and we prefer it. We schedule the lender's inspection alongside the jurisdiction's so one site visit serves both and the draw is not held up waiting for a second appointment.
Ten percent of the contract on signature, which is within Washington's limits for residential work. Sample figure for this demo.
Often yes. The sequence matters more than the split: everything behind the walls goes first, and rough-in for later phases is stubbed during phase one so nothing finished is reopened.
Next step
Start with a walk-through, not a price
Ninety minutes in your house. We look at the crawlspace, the attic and the panel before we look at the kitchen, and you leave with a budget band you can plan around.