How we work
Every Grandview project runs through the same five phases: understand, define, plan, build, close. The order matters — most construction problems are planning problems that got promoted.
Five phases, from first call to final walkthrough
- Understand. We start by getting the problem right. Before anyone talks numbers, we walk the site, listen to what you’re actually trying to accomplish, and look at the constraints — soil, structure, access, budget reality, timing. A remodel that ignores what’s behind the drywall and a build that ignores what’s under the topsoil fail the same way. This phase usually costs you a conversation and a site visit.
- Define. Clear scope before false certainty. We put in writing what’s included, what’s excluded, what’s an allowance, and what it costs — using the estimate language explained below, with each number labeled for what it actually is. A precise number attached to a vague scope is the most common way construction relationships go bad, so we don’t produce one.
- Plan. The invisible work that protects the visible work. Permits, engineering, HOA approvals where they apply, procurement of long-lead materials, and trade sequencing all happen before demolition or excavation. Permitting timelines differ across our service area — fast-growth cities like Lehi and Saratoga Springs run differently than established Provo or Salt Lake City departments — and we build the schedule around the real timeline, not the hoped-for one.
- Build. No disappearing acts. You get a named point of contact, a schedule you can actually see, and changes documented in writing before the work happens — not reconstructed from memory at the final invoice. Subcontracted trades like electrical, plumbing, and HVAC are licensed specialists we coordinate, sequence, and quality-check within your project; Grandview holds the contract either way.
- Close. Finish the project, not just the construction. Close means the punch list is done to your standard, final inspections have passed, lien waivers and warranty documents are in your hands, and you know how to operate and maintain what we built. The last five percent of a project is where reputations are made, so we schedule it like real work — because it is.
What do “estimate,” “proposal,” and “budget range” actually mean?
Contractors use these words loosely, and that looseness is where most budget disputes start. Here is how we use them — and we’ll never present a preliminary number as a guaranteed one.
- Consultation
- A conversation and usually a site visit. We talk goals, constraints, and feasibility. No numbers you should hold anyone to yet.
- Budget range
- A ballpark planning figure based on comparable work — useful for deciding whether a project is worth pursuing, never a commitment.
- Estimate
- A considered projection built on a defined scope. It tightens as decisions get made; it can still move if scope or site conditions change.
- Proposal
- A written document you can sign: scope, price, terms, exclusions, and schedule. This is the first number anyone should rely on.
- Allowance
- A placeholder dollar amount for items you haven’t selected yet, like tile or fixtures. Actual cost trues up against it — over or under.
- Cost-plus
- You pay actual documented costs plus an agreed fee, with open books. Flexible for evolving scopes; requires trust and paperwork, and we supply the paperwork.
- Guaranteed maximum price (GMP)
- Cost-plus with a ceiling. You get the transparency of open books and a cap the price won’t exceed for the defined scope.
- Fixed price
- One number for a defined scope. Anything outside that scope is handled through a written change order — priced and approved before the work happens.
Estimating and preconstruction are services in their own right — see planning & project management for how we run them on larger projects.
What you can hold us to
We are fond of straight lines and straight answers. These are the standards we actually keep, not aspirations:
- A named contact. You know who runs your project. Call the office and Jordan answers directly or calls you right back — no phone tree, no mystery.
- Fast replies. We typically respond within two hours during business hours, and within 24 hours at most. If we need time to get you a real answer, we say so instead of going quiet.
- Changes in writing. Scope changes, price changes, and schedule changes get documented and approved before the work happens. Nothing lands on your final invoice as a surprise.
- Straight answers on money. If a number is soft, we tell you it’s soft. If something is trending over, you hear it from us early — when there’s still time to adjust.
Grandview works under a Utah DOPL B100 general contractor license, which you can verify anytime through the Utah Division of Professional Licensing.
What we ask of you
Good projects are collaborations. Three things from your side make everything above work better:
- Decisions on time. We’ll give you a decision calendar early — which selections are needed by when. A tile choice made two weeks late can push a schedule a month, because trades stack behind it.
- Access. Reliable access to the site on scheduled workdays. For occupied homes and managed properties, we plan around the people living and working there — we just need to agree on the plan.
- Honest budget talk. Tell us the real number, including your contingency. We can design a scope to fit almost any honest budget; we can’t fit one we’ve never heard.
This process holds whether we’re running a renovation, a ground-up build, or a repair — the phases scale to the project.
Questions we actually get
How do your estimates work?
A consultation and site visit first, then a budget range if you’re still deciding whether to proceed, then a scoped estimate, then a signed proposal. Each number is labeled for what it is, and we never present a preliminary figure as a guaranteed price. The proposal is the number to rely on.
How are changes handled once work starts?
Through written change orders. If you request a change, or we uncover a condition that affects scope, you get the cost and schedule impact in writing before the work happens. You approve it or you don’t. Nothing gets added to your invoice by conversation alone.
Who is my point of contact during the project?
You get one named contact who knows your project — not a rotating cast. Jordan answers the phone directly or calls back the same day, and we typically reply within two hours during business hours, 24 hours at most.
How does scheduling work?
We build the schedule in the Plan phase around real lead times — permits, engineering, and long-lead materials — rather than optimistic ones. During the build you can see where things stand, and if a date moves, you hear why from us before you notice it on site.
Tell us what you’re working on
We reply within a couple of hours during business hours — a day at most. You’ll get a straight read on scope, sequence, and budget before anyone commits to anything.