Initial Consultation: A thorough home visit creates space to listen to your ideas, learn how your family lives, and brainstorm the possibilities.

Project Vision Summary: You receive a comprehensive report outlining the project’s potential, including realistic ballpark range pricing for each component and project-specific considerations such as local zoning requirements. You’ll also be given a planning agreement to review and consider. 

Planning Agreement: Once you feel comfortable with the initial concept and baseline numbers, a planning agreement formalizes our partnership. This is an investment of time and design expertise into developing a highly specified project without committing you to construction upfront.

Architectural Plan Development: Partner with one of our expert architects or bring your own. Precise plans ensure your aesthetic goals can be manifested with attention to detail that matches form to function. Plans are created in a highly collaborative context, with the majority of design discussion occurring in person in your home and sometimes via Zoom. We skip the unstructured back-and-forth emails which are known to slow down design development.

Site Plan Development: Often, a project includes exterior modifications and changes to lot coverage. Top-tier surveyors and certified arborists are brought in early so local regulations pertaining to erosion control, drainage, tree ordinances, and setbacks are incorporated into the project plan from the beginning. 

Structural Engineering: Safety and longevity are non-negotiable. Good Karma works with trusted engineers to ensure the new space is built to last a lifetime. Our architects work closely with our engineers so their plans align precisely, preventing problems from arising during construction.

Trade Walk-Throughs: Firm labor bids are secured when our trade professionals see the job with preliminary plans in hand. Framer, plumber, hvac, and electrician will assess the major systems of your home. Experts in their respective fields, these will be the crews that execute your project. Their clear understanding of the plans, as well as their knowledgeable input on the scope of work is invaluable.

Hazardous Materials Testing: Health and safety are always taken into consideration when working in older homes. If lead paint, mold, or asbestos are suspected in work areas, testing will be conducted to determine the location of the hazardous materials so that extra care can be taken while planning for demolition.

Preliminary Budget and Timeline: A detailed budget and timeline will be presented that includes the full scope of work. Any unspecified selections are given a realistic allowance. There are typically options for savings and for upgrades presented to help guide you.

Permitting: The entire process is fully managed on your behalf. Whether the project requires one standard building permit, multiple permits, or the added step of Historic Committee approval, the best strategy is a thorough plan set that strictly conforms to regulations.  Some portions of your project may not require permitting at all. 

Selection of Fixtures & Finishes: Time during permitting is spent wisely on design selections. Good Karma provides in-house fixture and finish selection, or you may choose to work with an interior design partner for a full design plan that includes furnishings and soft goods. 

Finish Trade Walkthroughs: Th tile installer, painter, appliance installer, and others will provide labor bids based on design selections. 

Development of Specifications: Each Good Karma project has its own custom Specification Book. This includes scope of work categories that align with budget categories, clarifying what is included such as selected products, installation notes, and special details. These specifications, along with the drawings, dictate construction outcomes. 

Revised Budget and Timeline: The budget and schedule are updated to reflect your exact choices and any modifications since the Preliminary Budget Review.

Approval of Final Plans and Specifications: You review and approve the final construction documents prior to moving forward. You will know exactly what you are getting.

Logistical Walk-Through: We will determine placement of portalet and dumpster, staging areas, and confirm tasks to prepare for construction.

Construction Agreement: A signed agreement is necessary before ordering materials or securing labor. We will also review What to Expect During Construction for clear expectation setting.

Fixture and Material Orders: Selected materials are procured ahead of time to protect against supply chain delays. Window and door orders are reviewed with your architect prior to ordering to ensure the details are correct on these critical items. 

Scheduling Begins: Trades are given two weeks notice that the project is starting, and if needed deposits are made.

Site Mobilization: This includes installing heavy-duty dust barriers, floor protection, and construction fencing. Neighbors are also notified so they know what to expect. Homeowners clear the work areas of personal belongings. 

Re-use and Recycle: Any fixtures that are intended to be saved or reused are uninstalled with care and placed in a designated staging area. Lifecycle may be scheduled to salvage building materials that can be donated or recycled, reducing what goes into the landfill.

Breakground: Milestone #1. Demolition or site work begins. Your licensed contractor is on your project site every day ensuring the plans and specifications are followed. If you are living in your home during construction, safety is the foremost priority, followed by minimizing the impact of construction on your family’s daily routine. 

Proactive Communication: Your contractor is your direct point of contact for the entire project from planning through construction. Weekly email updates will review what was completed, what is coming up next, and any decisions on the horizon. Regular on-site meetings will be conducted. 

Post-Demo Walkthrough: Milestone #2. Before we move forward we will review the exposed conditions.

Transparent Change Order Process: It is natural and quite common to decide to modify the design during construction. Be assured no work beyond the agreed upon construction budget is performed without a signed change order, meaning you always retain total control over your budget. 

Pre-Sheetrock Walk-Through: Milestone #3. Before we insulate and sheetrock, we will review the framing, plumbing, hvac, and electrical rough-in work for correctness. 

Predictable Draw Schedule: There are no surprise bills from Good Karma. We will have an agreed upon draw schedule tied to progress milestones.

Substantial Completion Walk-Through: Milestone #4. Substantial Completion begins when the new space is usable for its intended purpose. Any remaining tasks and cosmetic touch ups are documented and expeditiously taken care of.

Permit Close Out: All final inspections are completed and, if needed, as-built drawings are rendered. Certificates of occupancy/completion are provided, but not required prior to move in. 

Move-in: Professional cleaners are brought in for a white glove cleaning, you receive a customized Care & Maintenance Guide, and furnishings may be delivered. 

60 Day Tune Up: After living in your new space for a while, you may notice new adjustments and touch ups that are needed. Keep a list, and we will return at 60 days to rectify any issues. The 60 day mark allows materials time to settle, and keeps workers from coming in-and-out of your house once you’ve moved in. 

Warranty: The relationship doesn’t end when the project finishes. Craftsmanship is backed with a two year warranty,  giving you ultimate peace of mind that your investment is protected.