Getting Started     At Native Construction, we realize that for many, the construction process presents an unknown and daunting task. For others, the thought of coordinating with often-unreliable subcontractors and suppliers is mind-numbing. Whether you’re an experienced developer, or a private client looking to refinish your kitchen, we strive to make your project as easy and stress-free as possible.       The Basic Construction Process

1. All construction starts with a good set of plans. Most architects will ask that you bring them a survey of the property that is to be improved. If you are remodeling, the existing floor plan may be required.


2. Share whatever sketches, lists, photos, or video you may have. Discuss your intentions and any concerns if you have them.
    
3. The architect will provide you with a preliminary rendering and possibly a list of conceptual limitations on paper. Discuss any choices you may have to make thoroughly.
    
4. Feel free to share your progress or any preliminary drawings with your Native Construction project manager. We are happy to weigh-in or provide feedback regarding your choices and their cost-related implications.
    
5. Once you are satisfied with the concept and pricing for the final architectural drawings, contact your Native Construction project manager. We will correspond with the architect and gather all information required to get a head-start on the permitting process. 
    
6. When the finalized plans are received from the architect, our estimators will produce a detailed estimate for your entire project.
    
7. If you find the terms acceptable, we will present a contract in AIA format. The contract will provide a scheduled listing of progress payments and projected stage completion dates. You will know when money is due and when your project will be completed before work begins.
    
8. We will continue the permitting process. Work commences as soon as the required permit(s) are received and we receive the initial deposit. Additional progress payments are due as per the contract payment schedule.
    
9. Once the project is complete, we will facilitate all final inspections, accept final payment, and complete all release of liens.

Levels of Involvement
 
The key to success in custom construction begins with learning about our clients' wants and needs. Native Construction takes a personalized approach to customer service, working hand-in-hand to ensure that each customer’s unique needs are met. We also understand that along with each customer’s unique needs comes a variable level of desired involvement.

Some customers choose to make arrangements for remodels or new construction and leave town for the season while the work is being done, secure in the knowledge that their project is in good hands. In such cases, our project managers are happy to provide photos and video of periodic project progress or to provide information about finish options via email or DVD.

Meanwhile, others request a higher level of involvement, maintaining a presence through all major stages. We also have a number of clients who wish to approach their project in an incremental fashion, often for financial reasons; some simply want to perform certain finish work themselves.

Whatever your comfort level or needs may be, our staff is committed to making the process work for you. In doing so, we provide a customer experience and attention to detail that is increasingly rare among construction companies.

Permitting Basics
 
Submitting an Application
While property owners can pull their own permits, it’s often best to leave the permitting process to Native Construction. Our professional staff uses specialized project tracking software to ensure that all paperwork required for each stage of your project is properly submitted and that all government inquiries, clarifications, and requirements are dealt with expeditiously. The process ensures that no time is wasted and that potentially expensive delays occur only on the side of government processing. 

If however, you still choose to pull your own permits, property owners may do so, so long as the property in question is not being held in trust. Here are a few guidelines:

General Construction – Permit applications must be submitted to the local municipality along with:

1.  Professional Survey of the Site
2.  Signed and Sealed Set of Plans

Dock, Marina, Beach, & Seawall Construction requires that said paperwork be submitted to the Department of Environmental Protection (DEP) and the Army Core of Engineers before they can be submitted locally.

                Timeframes for Permit Processing
                Small Jobs & Remodels                          3-4 weeks
                Larger Jobs & Home Replacements         up to 3 months
                New Homes                                          up to 4 years*

* In Monroe County, new homes must go through either the “ROGO” system, or the Village of Islamorada’s “BPASS” system. Both systems apply a points system to the process of permitting. The default wait-time for new construction permits is typically 4 years. There are a variety of ways of expediting permitting by acquiring points. Ask your architect/engineer for a complete list.

                Point Acquisition Examples
                Donating a Lot to the County                                                   2 pts
                Add an Adjoining Lot to Your Parcel                                          2 pts
                Install Energy-Efficient Plumbing & Heat Recovery System            1 pt

A good architect is worth every penny. Here’s how to work with one…

Get in Touch with Your Inner Artist - Regardless of what your project is, the best place to start is often with a pencil and paper. You don’t have to be an artist, but even a “horrible” sketch of your intended project can be very useful. At a minimum, you’ll want to at least write down a list of the things you wish to accomplish. If you have a digital camera or a camera phone, take some photos of the existing site; they speak volumes…better yet, take video. As they say, “a picture is worth a thousand words, and a video is worth a thousand pictures.”

Choosing an Architect - Ideally, you want to find an architect who is responsive and has a reasonable workload such that they can provide timely service. Set up an appointment to meet with a few architects in your area. Ask and they’ll usually tell you how busy they are and how soon they will be able to spend time on your project. You’ll want to choose an architect that is pragmatic and to the point, but will still spend some time with you making sure your vision is well represented. You don’t want to waste any time, but you should never feel rushed. Communication is key.

We regularly work with a number of excellent architects. If you don’t have one already, here are a few good names to start with:
 
            Robert Barnes Associates          RobertBarnesAssociates.com
            deHaas Consulting                    deHaasConsulting.com
            Keys Engineering Inc.                KeysEngineeringInc.com

Drawing Costs - A typical set of custom finished drawings are around $5 per square foot of addition or new building space. If you have vacant land and want to save some money, ask about plans for houses that have already been through the build process. A copy of previously used plans can provide a substantial savings and generally cost around $2 per square foot of building space.

Saving Money - While a good architect can go a long ways towards providing suggestions and helping you figure out what you ultimately want, it’s always good practice to walk into the office with a strong idea of what you want from the start. You’ll also want to correspond with your architect regularly. This will speed things up and ensure he’s in supply of the information he needs to proceed.

Planning Your Project - Practical Tips for Success
 
One of the most exciting aspects of home building is allowing your personal tastes to come to life. A home should exemplify and facilitate your lifestyle. Our staff is ready to help guide you through the process of refining your layout or guiding you through the sea of finish choices. We will help you select colors, paints, stains, flooring, countertops, plumbing fixtures, appliances and more. In fact, our experienced professionals regularly identify and recommend quality improvements to design and finish plans that result in both improved function and represent a cost savings for our customers.
 

 
Variances - If a setback poses an irreconcilable problem for your plans, there is always the option of applying to the local government for a variance. A variance is in effect, a request for relief from the existing rules that govern property use. The paperwork to request a variance is extensive and the process can take some time. There’s also no guarantee that you’ll get the variance you request, but it’s often worth a try.
 

The Roof - Concrete vs. Wood

In the keys, concrete is usually preferable. We build it once, and never have to worry about it again. Concrete will also save you considerably on your wind insurance premiums.

Wood roofs are cheaper than concrete and faster to build. They typically offer better thermal resistance (also known as “R” value). However, a layer of closed-cell foam may be added before the pouring of a concrete slab to significantly improve its “R” value as well.

Insulation - How does it work?

Try this link: http://www.ornl.gov/sci/roofs+walls/insulation/ins_02.html

Airspaces and Vapor Barriers - In typical concrete block structures, our recommended insulation consists of ¾” reflective foam sheets that are placed on the wall. Furring strips are then nailed over the top, which provide a ¾” airspace before the sheetrock for added “R” value. Additional plastic sheeting or stand-offs are generally not needed as outside finishes such as paint or stucco serve to seal the concrete block and create a barrier. Reflective foam insulation usually costs a little more at about $1 per square foot, but we think the resulting energy savings are worth it.

Flooring Options

Acid-Stained Concrete – Acid staining and then sealing concrete can produce a surprisingly luxurious alternative to tile at a relatively low cost. A variety of stains colors are available.  To read more: http://www.concretenetwork.com/stained-concrete/

Travertine Marble – Travertine is a natural chemical precipitate of carbonate minerals that is typically deposited from the water of mineral springs (usually hot springs) or streams saturated with calcium carbonate. It makes for a beautiful, natural coral rock colored flooring. Google Images: Travertine Marble

Porcelain Tile – A flooring staple, especially in South Florida and the Caribbean. Porcelain tile comes in an almost limitless number of colors and patterns. Prices vary widely depending on quality, intricacy of design, etc.  Google Images: Porcelain Tile

Kitchens Layouts – Rules to Live By

Try to avoid corner kitchen layouts. As anybody who’s ever tried to cook in a corner kitchen can tell you, people always end up trying to work from the corner. If you can, keep the kitchen on a lone wall.

Consider adding an island if you have room. Better yet, add and island with a sink, a stove and a mounted hood extending down from the ceiling. Island oriented kitchens go a long ways to alleviate the problem of crowds in the kitchen and usually provide a more livable workflow.

They often go overlooked, but refrigerators with freezers on the bottom can be more ergonomic. Consider the fact that you probably open the cooler portion more often than the freezer portion. Having the cooler at eye level is a nice feature.

Waterfront Homes – A Few Considerations