We know all about the excitement of planning a project, of seeing the finished home in your mind, about soaking in that beautiful tub you saw in House Beautiful, about the wonderful staircase made of reclaimed wood. But to make sure all of those details are in the finished home, we recommend that you put the dream aside for a moment and consider some practical details.

We’ve put together a list of items to ask yourself as you start the project, which will help you stay on budget and get the house you’ve imagined, down to the last feature:

1. What are the most important to you?
   1. Bringing your project in on time?
   2. Saving money?
   3. Staying within budget?
   4. Quality of materials and fixtures?
   5. The ability to make changes without high costs?
   6. Budgeting more into the project so you can have room for creativity?
   7. Is this home going to be a showpiece or a family home?
   8. Do you plan on this home being a legacy that you’ll pass down to family?
2. How large of a home do you want, or need?
3. What is your estimated budget/cost per square foot?
4. Are you financing any portion of your project?
5. Have you determined what style of home you like?
6. Are you planning on working with an interior designer? If so, have you chosen them?
7. What type of tastes do you have?  Are you interested in exotic or unique materials that will increase overall costs?
8. Have you looked at model homes or custom homes for ideas?
9. Have you looked at appliances?  Bathroom fixtures?  Flooring?  Stone and other materials? Providing specific information about these items to potential general contractors will help with the bidding process and make it more accurate

10. Selection of architect:

1. Interview at least five that specialize in the style of home you want
2. Ask about their fees and how they calculate them
3. Check to make sure they have insurance, don’t assume
4. Have them provide a preliminary drawing to get a feel for their style and whether or not they can capture your vision
5. Review each contract carefully.  You can obtain samples of contracts at the American Institute of Architects website:  www.aia.org

Please be aware that the construction process is very complicated—it’s rare that a project runs flawlessly. But even with a bump here and there, it doesn’t mean that you won’t get what you want. You will need to manage your project very carefully, either by yourself or with the help of an owner’s representative, to ensure that every detail is to your specifications. Challenges will occur, but it’s not the end of the world, or the project. Using an owner’s representative, as skilled negotiators and experienced professionals in the industry, can swiftly help resolve challenges quickly and fairly for all parties involved.

A project of this magnitude requires commitment on your part, especially if you are negotiating it alone, both in regards to finances and time. If your life is already full with work, family, travel (or all of the above), or you’re not confident that construction management is for you, you should consider hiring an owner’s representative to help you.

At D&S Kuhn, we pride ourselves on helping our clients through the construction process so that they end up with their dream home, not a nightmare experience. The key is that you can hire D&S Kuhn for part or all of the process, receiving help where and when you need it. Our clients appreciate being able to determine how they use our expertise. If you’d like to know more about how our services can take a burden off your shoulders—large or small—please call us for a complimentary consultation: (949) 400-5951.

If you see this headline and wonder why you would need a contract for your general contractor, you are definitely in need of one. During a home remodel or building project, your relationship with your general contractor is the most important one in the process. Yes, perhaps even more important than the one with your spouse. And the best way to start this relationship is with a solid contract that sets out the expectations on both sides.

As with any contract, reading the fine print is essential, and this one is no different. Remember: mistakes in this arena will only cause you headaches and hardship, both literally and financially, down the line, so make sure you’re covered in all aspects of the projects. Here are some of our top tips for you to follow:

1. Ideally, don’t sign a thing until you’ve had it reviewed by legal counsel, but at the very least, you need to consult with an expert in the construction field that can walk you through each bid, line item by line item. This way you can understand the differences between each contract, and exactly what each contractor is offering you. Another crucial offering this person can provide is an unbiased, second opinion that can help you choose the contractor that’s not only best for you, but best for the project. This is a service that D&S Kuhn provides for their clients.
2. Pay close attention to their insurance coverage. We say this often, but it bears repeating—you always, always need to make sure that a contractor is licensed, bonded and insured. And only trust the California State Licensing Board and the insurance company! Don’t trust a third-party source that “guarantees” this golden trio. We’ve had clients burned in the worst way in this manner.
   But also check with your own insurance company and see how much coverage you have for the project. You might start the project without the right liability insurance, only to find out the hard way—when it’s too late.
3. Are you planning on paying for all or part of the construction project with a loan? Make sure that you add in a contingency clause stating that the contract is only valid upon approval of financing.
4. What are the minimum items needed on the contract? Here’s the shortlist:
   1. A detailed description of the work to be performed
   2. The total costs involved, broken down for transparency
   3. A payment schedule including 10-15% holdbacks—not sure what those are? Call us.
   4. A starting date and a completion date
   5. A provision for termination
   6. A three-day right to cancel the contract after signing
   7. Optional: Think about adding in a bonus program for early completion, and a deduction program for every day the project goes past the completion date.

The bottom line is that, as with any contract, you should not sign it until you fully understand all the terms and provisions. Don’t be shy—ask questions! And if you don’t get clear communication from your potential contractor, that should be a red flag for a testy relationship to come. And don’t be afraid to consult with an expert for further clarification.

We pride ourselves on helping our clients through the construction process so that they end up with their dream home, not a nightmare experience. Can we help you navigate your journey through the construction process? Please call us for a complimentary consultation: (949) 400-5951.

How much is your family's health worth? If you're already doing a remodel, install a whole-home water filtration system.

If you are planning to remodel, or are in the process of a remodeling project, the time is right to insure a healthier and more convenient lifestyle. One of the most important aspects of day-to-day living is the quality of the water used for everything throughout your home.

With remodel projects on the rise, people are staying in their current home and updating it with today’s latest amenities. With this comes a desire to take control of internal environmental issues, not least of which is the quality of water. Water touches us in numerous ways in our home every day, from consumption and cooking to cleaning and washing.

D & S Kuhn, Inc. has helped discerning clients incorporate whole house filtration systems that address a myriad of water quality issues. The latest state of the art systems are custom-built and installed by Pure Elements, Inc. of Newport Beach, California. Many of today’s leading healthcare and longevity experts are referring clients to Pure Elements because high-quality, chemical-free water in the bath and shower as well as for drinking is critical in the search for optimal health.

Pure Elements’ HealthyHome Solution systems give the homeowner control of the water quality in the home for bathing, drinking, cooking, ice, laundry and dishwashing. These systems promote a healthier home lifestyle by providing protection from potentially harmful chemicals in the municipal water supply.

Alternative cancer clinics like the Gerson Institute, based in San Diego, California, have come to recognize the importance of removing gaseous chemicals from the bath and shower water. Chlorine and chloramines have long been a concern because of their links to cancer in studies over the years. But recently, when it comes to battling cancer, they have noted the potentially harmful effects of fluoride in the bathing process. In their clinics in Mexico and Hungary, Gerson is requiring distilled water sponge baths for their patients.

Pure Elements’ custom-designed systems are now available to effectively reduce the fluoride in tap water to extremely low or non-existent levels. While not all clients are willing to swallow the price tag to enjoy this added protection, it is a critical feature for those with compromised health or who are following strict regimens to maximize longevity. The newer technologies provide exceptional protection from fluoride while still allowing normal flow rates for showering and bathing. This method is much more convenient when compared to using a sponge and bowl to wash your body.

Pure Elements’ systems also address hard-water issues in an environmentally sound manner, without the use of salt or chemicals. Proprietary technology results in the reduction of hard-water issues throughout the home and the property (including pools, spas, water features and landscaping). Because the systems are salt free, there is no slimy feeling to the water and soap rinses off the skin easily. This helps protect expensive fixtures, appliances and plumbing from costly hard-water damage. Also, it is important to keep the protection of today’s tankless water heaters in mind, because their warranties are void if no treatment is installed to protect them from hard-water scale buildup. This method of treatment also avoids the negative effects of added sodium in the drinking and cooking water, providing a perfect match with the comprehensive chemical removal characteristics in the Healthy Home Solution water systems.

When it comes to remodeling a home, it is very important to consider everything that is used on a daily basis, and water is used 20 – 75 times per day in most homes. Shelia Kuhn and D& S Kuhn, Inc. help homeowners be aware of these important issues, and provide the forward thinking necessary to neatly and effectively incorporate the systems into the construction process and achieve a perfect end result.

For more about whole house water filtration systems, contact Rick Allen from Pure Elements. Inc. at (949) 644-1800 or click here to visit the website. Shelia Kuhn can be reached by calling (949) 400-5951.

Years of experience allow Shelia Kuhn to share her tips on choosing a contractor.

First of all, what IS a general contractor? A general contractor is a person who hires contractors for building and construction, and manages their work during the project. “You must select a contractor who is not just qualified, but that’s licensed by the state,” Shelia Kuhn says. “I cannot emphasize enough the importance of making this choice, and making it right.”

Make sure your contractor’s license is verified through the California State Licensing Board, which can be done easily online at www.cslb.ca.gov if you have their contractor’s license number. Beware any contractor who refuses to give you their license number, or doesn’t prominently display it on business cards, their truck or their estimate! Also, don’t trust any other source than the CSLB for this information—D&S Kuhn has had clients burned by hiring contractors from a website that purported to have checked out the licenses of all contractors listed. Long story short: They hadn’t.

“Choosing the right contractor could very well be the difference between your residential construction project being a pleasant dream and a terrifying, and expensive, nightmare,” confirms Shelia.

What happens if you don’t choose the right general contractor? Just remember this tip from Shelia: Every decision made by your general contractor involves the spending of YOUR money. So if you get it wrong, you run the risk of hiring someone who is insolvent, incompetent or inexperienced, or a combination of all three. The results will probably include these:

• Your house or project will not be completed on time
• The quality of construction will be below expectations and requirements
• Your project will have run over budget
• You may have liens and have to pay for some work twice
• You will spend valuable time and money fixing issues
• You will be incredibly frustrated and unhappy

Shelia Kuhn is an expert at interviewing general contractors, and here she will share her top ways of finding the best one for your project:

1. Interview at least five contractors (contact D&S Kuhn to get a comprehensive list of questions for this step)
2. Check all of their references carefully
3. Ask them if they will allow you to hire some of your own sub-contractors
4. Ask them if they will allow you to select and purchase some of your own materials and items
5. Check for their insurance coverage, including:
   1. General liability: this covers anyone getting hurt on the project site during construction, plus there is a statute in California that allows owners to bring a suit against the contractor for construction defects within 10 years.
   2. Worker’s compensation: It is extremely important that workers are covered; if not, this could come back to haunt YOU—they can sue the homeowner for being uninsured.
6. Do you get along? Compatibility is very important for a working relationship between you and the contractor during your project.
7. Look at the type of contract: a Cost Plus Contract vs. a Fixed Price Contract. For more information on which is better, contact Shelia for a consultation
8. Initial bids can be requested from your top two or three candidates, but make sure to compare bids carefully, as they will definitely vary. No two bids contain the same information! Make sure to negotiate. For help with reading and understanding the bids and negotiating, contact Shelia.
9. Make sure to get yourself covered with Builder Risk and Liability Insurance, which protects you from vandalism, theft and fire during construction. Think of it as a homeowner’s insurance policy before the home exists. It also protects you if someone (even a burglar!) injures themselves on the site.

All this before the any construction starts! If you’re overwhelmed already, don’t worry. Shelia and D&S Kuhn can take all of the headaches out of your project. From simple tasks like recommending her trusted contractors to helping you translate the bids into plain English, Shelia can do a little or a lot to help you keep your sanity through this complicated process. Call now for a free consultation: (949) 400-5951.

Do you know how much you should pay, or NOT pay, for architect's plans?

A small mistake early on in a construction project can costs thousands, tens of thousands, or even hundreds of thousands of dollars, sadly. Take, for instance, clients who purchased a property in San Juan Capistrano; this property overlooks the ocean and was intended to be their dream home to retire in.

They hired a very well-known contemporary architect to design the home, because they loved that style and thought it would be a match made in heaven. Because the architect was so well known, the clients didn’t comb the contract as closely as they would have with an architect of lesser reputation. They certainly didn’t understand how clever the architect was at drafting a contract that would allow him free reign to charge as many hours as he wanted. And unfortunately, although they did gloss over the contract, they didn’t get either a lawyer or an owner’s representative to look it over for the fine print.

As the project begins, red flags start to pop up, the first being that the architect is not designing the home to the clients’ specifications, but rather designing a home that fits into his oeuvre of past work; in other words, it will be another example in his portfolio of masterpieces.

On one hand, it wouldn’t necessarily be a bad thing to end up in a current-day Frank Lloyd Wright’s version of Fallingwater, but this couple was really looking for the architect to design the home they dreamed of, not the one he was conjuring up.

The second red flag to pop up is when the architect starts asking them to do some research for him, like going to the city for approvals, and they, in essence, become assistants to the architect.

A little further down the line, the couple notices that the architect is continually asking for more funds. As the home they were looking to build was only 3,500 square feet, they had a budget in mind to spend on the architect’s plans. For that size of home, you can expect to pay $40,000 to $50,000 for good architects’ drawings. At this point, the couple had given the architect $70,000, and he was still asking for more.

They are really starting to get concerned at this point, and have seen a few controversial emails fly past. They decide to question the architect about the cost, who in turn pushes back, telling them how hard he’s working on the project, and that it’s going to cost a little more.

By the time they’ve hit the $100,000 mark, not only has the couple maxed out their budget, they still have no plans; and they tell the architect. It transpires that the architect was aiming to extract another $200,000 to $250,000 from this couple!

The architect’s ego was definitely in the way on this one, and he defended his case by saying that they would be living in a house with his name on it, and they should have expected to pay that much for his drawings.

What could they do now? They had always told the architect their $100,000 cap (which had also intended to include structural plans), and could prove it. But at this point, the architect was holding them hostage—he wouldn’t sign (or “wet stamp”) the plans, nor would he release them for another architect to sign. After a year of work and $100,000, the plans they had were useless, and they would have to start from scratch!

As if it could get any worse, it turns out that the architect wasn’t going to be involved with the construction process, so any questions that the general contractor had for the architect about the plans would generate additional fees for the client.

This couple was absolutely devastated. It was a tough case for us to take on, but Shelia sat with them for two hours at the first meeting, going through emails, paperwork and invoices, and some of the billing was atrocious. Shelia did the math and found that some of the invoices billed the architect’s time at over 50 hours a week—and due to the architect’s advanced age (80) and his other projects, Shelia was sure he could not be working that much on their project alone.

On reviewing the contract, Shelia saw the problem immediately; the contract stated that the architect would be paid on an hourly, open-ended basis. There was nothing in the contract to protect the clients’ rights, or even an outline of what the architect was required to provide to them.

Shelia immediately reached out to her network and found an attorney for the couple; since they had already spent so much money at this juncture, Shelia found a specialist in construction litigation who would work on contingency. A year in to the case, and the prognosis looked good for a settlement.

If there was a settlement and the couple recouped some of their money, they could actually hire D&S Kuhn, Inc. to help them hire an appropriate architect, put together a proper game plan for their home, and get them back to their original dream. Not surprisingly, the couple had almost given up hope that they’d ever see their dream realized.

D&S Kuhn helps clients realize their dreams and their dream homes. Are you ready to start a remodel or construction process? Do you want to avoid any money-sucking pitfalls or delays? Then call Shelia Kuhn to arrange a complimentary consultation by calling (949) 574-9281 or click here to send an email.

Since it will take a while for the housing market to recover from the last few years, it’s time to get back to doing what our parents did when they owned a home, before this trend of “flipping” started: remodel.

But where do you start? What should you do first? Everyone has a budget, large or small, and it pays to plan how that money should be spent. There’s no point in starting a project, then running out of funds before it’s completed.

This is where D&S Kuhn can come in and save the day, and save you money. Shelia Kuhn can help pinpoint areas in the home where it would be wisest to remodel, upgrade or improve. Starting with a consultation is imperative, as Shelia needs to get a sense for the homeowners’ goals before they start talking about a budget. When they’ve determined how much money they have to spend, Shelia then compares that with the goals: is it realistic? If there are five goals to accomplish, but the budget won’t stretch to all five, Shelia will prioritize the list in order to maximize not just the budget’s capability, but also the impact of the remodeling projects.

The next step is for Shelia to send all items out to bid and negotiate them. “I’ve been surprised before,” says Shelia. “There have been many times where we’ve been able to accomplish more with the budget after I negotiate the bids.” This isn’t just Shelia’s superior negotiating skills, it’s also her experience—she always has her finger on the pulse of the industry, and it’s times like this where that knowledge is essential for her clients’ budget and project.

What’s non-negotiable, says Shelia, is the process of setting goals and creating a strategic plan before starting the project. “This has to be done before the first tool comes out of the box,” explains Shelia. “That way, everything’s in place when you start, eliminating costly delays or chasing the remodel around the house.”

What does that mean, chasing the remodel around the house? It makes perfect sense, actually. What happens if you completely remodel the living area, and knock out that wall between the living room and dining room? Now you have a beautiful living room with a drab dining room sitting right next to it. So you dig more money out of your savings to start remodeling the dining room…and so it goes.

Make sure your remodel doesn’t just improve the value of your home, it also doesn’t drain your budget or your energy as it drags on and on. Use a professional to help guide you around the pitfalls and maximize the money you have for home improvements. Call Shelia Kuhn today and use an owners’ representative to make your remodel a pleasant experience that won’t drain your bank account in these uncertain times: (949) 400-5951

Does your remodeling or construction project seem out of your control?

The core of our services focuses on helping homeowners keep their projects on task and to take care of the general contractor negotiations, mainly by helping owners navigate through the challenges of the construction process, and therefore helping them save money.

The best part of what we do is offer flexibility to our clients, and the ability to adapt to whatever needs they have.  In fact, the most crucial part of our job is the consultation period with our clients.  After we personally assess the project, we sit down with the clients and talk them through the logistics of their project.  Each consultation typically lasts two hours, and by the end of it the client has a clearer picture of what to expect from the project.  We’d like to think of our consultations as producing a “turning of the gears” type of effect—our clients typically experience an “a-ha!” moment, where they sharpen the clarity of what to expect, and understand what needs to be accomplished and where they need us to help them get there.

In other words, clients use us however they best see fit. No two construction projects are ever the same, which means that our services are always personalized and tailored to our clients’ needs.  For example, one of our current clients is in his initial phase of scoping out a property, and consulted us for assistance.  We brought to the table other individuals who we felt would be critical at this point of property evaluation in order to determine its condition.  If eight weeks down the road everything goes through the city’s review board, then we will resume working with the client and move forward in helping him interview general contractors and conduct bid analysis and negotiations.

Another way in which we work with clients is helping out with the “back-end” processes.  One of our clients has worked on many remodeling projects in the past and has more than enough experience in the industry.  However, sometimes they start a project in an unfamiliar location, and need assistance with the intricacies and logistics of the project.

Sometimes we even take over entire projects! One of our current international clients delegated all the work to us, and meets with us once a month to touch base.

Whatever the situation, D&S Kuhn has simply one goal: To help homeowners tackle their projects with efficiency.  Our flexibility and versatility within the industry allows us to help homeowners achieve a variety of goals. And Owner’s Representatives act as your advocate and exclusive resource to help you simplify the construction process and plan a strategy for the successful execution of your project.  If you are ready for an experienced professional to take all—or some—of your home construction responsibilities off your hands, you can do so with confidence by calling D&S Kuhn at 949.400.5951.

When remodeling their homes, many homeowners think only to remodel the interior, and take for granted their property’s outdoor spaces.  Outdoor remodeling will most likely not be as big of an undertaking as an entire interior renovation, but some simple landscaping or installation of a couple outdoor amenities can make a world of difference for a home.

Like interior remodeling, outdoor remodeling takes careful thought and strategic planning.  Too often D&S Kuhn witnesses homeowners blindly venturing into a outdoor remodeling project. Homeowners will call up a contractor, throw several ideas at him, receive a general quote, and then find themselves at a standstill because they are not quite sure what to do from there. Then, as if hoping that a second try will miraculously solve their problems, the homeowners call up another contractor, and the cycle repeats. In the end, the homeowners have two completely different proposals from different contractors, giving them an inaccurate scope of their costs and constraints of their project, and further confusing them.

D&S Kuhn, Inc. understands that taking on a remodeling project can feel overwhelming, especially when homeowners have not the slightest idea of what they want to do with their outdoor space.  But, D&S Kuhn, Inc. can provide homeowners with the proper knowledge and tools that can make the remodeling process painless and even—dare we say it—fun.

Similar to our interior remodeling strategy, D&S Kuhn, Inc. starts the outdoor remodeling process by encouraging our clients to form a “picture book”, a collection of visual concepts and inspirations collected from various sources like books, magazines, photos of other people’s spaces, etc.  After the clients have an idea of what they want, D&S Kuhn, Inc. calls in a landscape architect who will then draft up professional conceptual drawings to further help clarify the dimensions of the homeowner’s available space. The drawings also help us assist the homeowners in assessing the best ways to utilize their space—for example, where is the best place to install a barbecue area? Or where to place the fire pit?

Using both their picture book and the architect’s conceptual drawings, homeowners now have a more solid concept of their ideal backyard.  From here, the homeowners can more confidently negotiate with the proper contractors, who will be able to provide them with more accurate bids.

Planning is crucial when it comes to remodeling, not just for interior spaces but also outdoor spaces as well.  Failing to plan can lead to confusion, delays and, worst of all, costly changes. D&S Kuhn, Inc., as Owners Representatives, provide homeowners with guidance throughout their remodeling process and can help homeowners determine what their strategic options are for saving money on their projects. If you are ready to hand off all of your home construction responsibilities to someone else, you can do so with confidence by calling D&S Kuhn, Inc. at (949) 400-5951 or click here to fill in our online form.

One of the problems deals with the foundation of the home. The Laguna Beach property on a full acre of land has been sitting in the framing stage for the last four years.  The clients hired us to help them determine whether or not the rest of the house could be built over the existing foundation, and Kuhn has been researching and connecting with her network of contractors to find out whether or not the foundation is sound enough for building.

However, there is another complicated factor—this property is not the same house reflected in its original blueprints.  The former owners had drawn up plans and received the stamp of approval from the notoriously fickle Laguna Beach Design Review Board, only to alter their construction afterwards without reviewing the changes with the board again.  The result is a different house than what is in the architectural blueprints.  Now, the current clients have inherited this problem—would they have to start anew if the Design Review Board deems the property invalid due to the blueprint discrepancy? Shelia has been helping the clients navigate these problems and to help them to establish a value for their property, which is important in their decision of whether or not to proceed with the purchase.  Without Shelia’s help, the clients could very well be blindly walking into a money trap, and spending hundreds of thousands on trying to rectify these problems on their own.

Owner’s representatives can help homeowners thoroughly assess and manage the tedious paperwork and decisions that comes with building a custom home or undertaking a remodeling project.  They can help you determine what your strategic options are for saving money on your project.  And most importantly, Owner’s Representatives act as your advocate and exclusive resource to help you simplify the construction process and plan a strategy for the successful execution of your project.  If you are ready to hand off all of your home construction responsibilities to someone else, you can do so with confidence by calling D&S Kuhn, Inc at (949)400-5951 or contacting us via our online form here.

It doesn’t have to be that way, says Shelia Kuhn, founder and president of D&S Kuhn, Inc. Construction Coordinating and Consulting of Newport Beach, California.  To help people avoid all of the home construction mishaps, Kuhn provides a specialized service called owner’s representation.

Recently featured in the Coastal Real Estate newspaper for her unique and specialized service in the home construction industry, Kuhn details her passion for putting owner’s interests and needs as her number one priority.  Her role is to see the larger picture, and to manage all aspects of the construction process, including the unavoidable challenges that may arise, all while making necessary adjustments and changes to help her clients stay on budget and schedule.

Read the article to follow Kuhn’s journey—from her role as a COO and investor in a privately held company that developed and operated high-end gyms exclusively for women, to when she and her husband decided to remodel their own property and could not find anyone to help them with the negotiation and management of their project.  From that point on, Kuhn knew that there was a need for such a person in the home construction industry, and set out to establish a practice to help other homeowners with their custom home and remodeling projects.  Kuhn found her niche and D&S Kuhn, Inc. was born.

To read the complete article, please follow this link.

Owner’s representatives can help homeowners thoroughly assess and manage the tedious paperwork and decisions that comes with building a custom home or undertaking a remodeling project.  They can help you determine what your strategic options are for saving money on your project.  And most importantly, Owner’s Representatives act as your advocate and exclusive resource to help you simplify the construction process and plan a strategy for the successful execution of your project.  If you are ready to hand off all of your home construction responsibilities to someone else, you can do so with confidence by calling D&S Kuhn, Inc. at (949) 400-5951 or click here to fill in our online form.