A 2.0
The schedule of work
Five scopes of work, kept separate because they are priced, drawn and scheduled differently. Each one has its own page rather than a shared paragraph.
River Rock Builders, LLC builds new single-family houses. Everything below is part of doing that, and on most projects several of them run as one continuous piece of work under one contract.
They are listed separately here because they answer different questions and fail in different ways. Site development is a water and access problem. Foundations are a soil problem. The envelope is a climate problem. Design-build is a sequencing problem about when you find out what things cost. Treating them as one undifferentiated service is how a proposal ends up saying “turnkey construction” and nothing else useful.
The schedule of work
Typical spans are planning ranges, not commitments. Follow any row through to its own page.
A house built to one household's drawings on one specific lot, priced from a specification rather than from a square-foot average.
Design-Build
Drawings and price developed together, so the plan is tested against the lot and the budget while it can still change cheaply.
Clearing, grading, drainage, driveway and utilities on a raw lot, established before anything vertical is scheduled.
Slab-on-grade, stem wall or pier and beam, selected from what the soil report says rather than from habit.
Air sealing, insulation and mechanical sizing designed as one assembly for a hot, humid climate rather than borrowed from a colder one.
Typical spans are planning ranges for scheduling conversations. The span for your house is set in your written specification and draw schedule, once selections are made and the permit path for your parcel is known.
A 2.1 · Reading a number
One more page, and it is not a service
There is a sixth page in this section that does not describe work we perform. It describes the unit almost everyone uses to compare builders, and what that unit actually contains.
We put it here because it is the most useful thing on this site for somebody who is part way through collecting proposals and cannot work out why two of them differ by a third. The short version is that a cost-per-square-foot figure is a fraction, and two builders can produce very different fractions for the same house without either being wrong. Read the square dashboard page before you set two proposals side by side.
What is not on this list
We build new houses. We do not present ourselves as a remodelling contractor, a commercial builder or a developer of speculative subdivisions, and we do not take on work outside the service area because the trades and the inspections have to reach your site on the same mornings for months at a time.
If what you need sits outside that, say so on the phone and we will tell you straight away rather than after a site visit. The service area is here.
Not sure which of these your project needs
Most people are not, and it is not something you should have to work out in advance. Describe the parcel and what you are hoping to build, and we will tell you which scopes are involved and in what order.
River Rock Builders, LLC · 2024 Arkansas Valley Dr, Little Rock, AR 72212