After working long and hard on the concept, design, plans, drawings and such with an architect, who would've thought that finding the contractor to execute the plan would take even longer and be even more overwhelming? 

As we began to come to big decisions on the scope of the project, we felt a little lost without being able to get input from the contractor that we would actually work with.  For us, there was no point in coming up with the design of our dreams if it wasn't going to be feasible to actually build. 

Having access to a contractor's insight,  so that we could determine if what we were thinking was even feasible within our budget and limitations of our lot would make the final project plan more realistic.  Additionally, once approved by the City, our plans would be the end goal of every inspector that showed up during construction.  So, making changes after the approval of plans, once we had a contractor, would be costly, and very problematic. 

We started to talk to contractors in order to get them in the loop before the plans were finalized and submitted to the City.

But when we tried to get connected with several contractors, they all told us:  "Give me an approved set of plans and we  will take a look and let you know our thoughts."

We were stuck in this crazy loop -- which comes first?  The contractor?  Or the plans?

​​The landscape in Prescott, where we live, is now one of extremely high building demand, limited city and professional resources, and most of all that is connected to new custom builds in wide open lots on the perimeter of the core city.  We have an enormous influx of relocations from California, with California money and new construction is what they want.

Why would a contractor or architect want to work on the renovation of a small, old home in a very tight lot in the historic part of town with a client who has an actual (as in, "real") budget?

We found ourselves at a real disadvantage, while at the same time we were looking for a truly special contractor who actually liked renovation projects and understood older homes.

​In the end, we ended up just moving forward with the architect to complete the plans, using our best guess as to what would be feasible.  And, it took a while...
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By starting line, I mean the beginning of actual work on the physical project. 

We started planning in February 2017 and finally finished the plans in August 2018, ready to submit to the city for review and approval.  (I'll be posting a blog about that design and planning process separately.)

Funny thing. 

We expected the city process to blow the whole thing up.  We had been warned time and again by everyone in town that it was a total nightmare to get through the city to an approved set of plans and there was no way to anticipate or manage it.  

In the end, it only took them less than 4 weeks to review and they approved it all in one step - no issues, questions, amendments.  Amazing. 

All told, entire process from concept to get approved plans was 20 months.
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The permit had to be pulled within 6 months before it would expire.  No problem we thought!!  We should be able to finish our contractor search by then.  Oh boy....
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​In total, I think we spoke in depth with 5 or 6 contractors over a period of many months, each "discussion" involving a very slow and sometimes frustrating process of waiting for each of them to put together preliminary proposals.
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• One contractor seemed like a really nice guy, came highly recommended but didn't seem to have much of a process in place to address making a well thought out proposal.  Pretty much said he was just going to wing it.  -- Really?
• One contractor showed up with a very impressive business process, book of work, and "system" only to end up submitting a timely but outrageous proposal, and then not being willing to discuss any of the project elements in detail because he said it was "proprietary".  Again -- Really??
• Another contractor was a really great guy, but his proposal consisted of a bullet point list in an email, and his approach to the entire project was essentially like working on a new build.  Just tear it out and start over.  --  Oh no!
• And yet another contractor came in with a long and established local career, and was easy to talk to.  But then took literally 6 months to finally submit a proposal that left us with so much confusion and so many questions that we really had no idea what to expect.  The list of questions was longer than the proposal itself.  -- Seriously?

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And after all that, we actually found ourselves up against the permit deadline with the city, with no one to do the work.  
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Missing this deadline would mean having to pay the architect to prepare a new set of plans and get new engineering to meet the new building codes and then hoping that this didn't substantially limit our ability to do what we designed or to get approval from the city.

Stress!  Frustration.  Feeling defeated.  

It had now been 8 months since we got our plans approved.  Eight months!

​We were so frustrated and strung out with the whole process that we contemplated just skipping the whole renovation as the extended permit deadline loomed.  

​After a chance phone call with a trusted landscape contractor we'd worked with years ago to do some paving in our front yard, and offhandedly sharing our grief and woe, it turns out that Marc knew just the folks for us to talk to. 

He couldn't recommend them more highly.  He made a call, we had a meeting, they got us a preliminary, straight forward proposal, and they were able to get that permit pulled just hours before the extension expired....  pheww!
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We broke ground on the initial outside work 10 months after getting our plans approved.

 * * * So doing the math, that's 2 1/2 years from concept to breaking ground. * * *

And, here we are,  several months later, well on our way and we could NOT be happier.  We can look back at this now and feel very fortunate to have ended up with the right folks to execute the plan.  We kinda lucked out that this windy road got us to where we are now...

But, did it have to be that exciting?!?!

​Maybe not.  Here's what we learned...

While every situation is different and there are many many elements that you cannot control in a project like this, there are a few things we would have done differently looking back:
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​RENOVATION PLANNING PROCESS - SEVEN KEY STEPS

1.  Always establish your budget up front

• Communicate this to everyone you talk to very clearly.
• Be prepared to ask for feedback as you go along and adjust your budget or your scope accordingly.  Multiple sets of input will help you here.   There is never one, perfect truth here.  Too many variables.
• Let's face it, no one ever budgets realistically out of the gate, so be prepared to do math and be direct.
• This process will take some time, so allow for that.

2.  Begin Contractor discussions early

• Decide if you really need a general or can just hire subs (we'll have another blog post up on this soon.)
• Find one that you trust and can work with -- do your homework, check references, ask to see and understand the contract/billing process, look at other projects in person, etc.
• Scope out the concept of your renovation in broad brush strokes.
• A good contractor should be able to help you figure out how to address ideas and challenges during the design, development and permitting process - but they do NOT replace that meaningful process.
• Arrange to pay for their time during the design and development phase if you have to.  It's worth it!!

3.  Bring in your Architect, or Designer, or Draftsman as appropriate

• Determine the best resource to get your plans prepared to meet your city planning department requirements and, of course, your contractor's needs.  (Look for a blog post on how to find the right architect soon.)
• Hint:  Often, unless you are building a new home, you really do NOT need an architect.  A good designer is often more than capable of getting your creative solutions and  renderings put together along with the help of structural engineers and other specialties as needed.
• You should budget anywhere from 5 - 10% of your total budget for this work

4.  Finally, get your Contractor's input before you finalize and submit your plans

• Major design and floor plan decisions
• Feasibility considerations in terms of site access, construction , subcontractor considerations
• Major budget gaps or concerns
• This may require some of their paid time depending on your arrangements with them

5.  Submit you plans for approval/permitting -- be patient!  And expect questions, comments, and the need to make edits on your plans.

6.  Contractor Contract

• After the plans are approved by the city, and probably before they pull the permit
• Detailed, thorough and in writing
• Be sure you understand contract billing/payment terms

7.  Plan on at least 6 - 12 months for the entire planning process which includes establishing your budget through to breaking ground on your construction.  It's very possible that this can take twice that long.  Sigh.

Did you know that The Whiskey Porch does architectural and landscape design here in Prescott, AZ?

We are highly qualified to help walk you through this entire process, as well as crafting a stellar custom design plan.  And we love what we do!!

You can learn more about our Services, Portfolio, as well as Testimonials:

Hand Shovels & Cast Iron:  The work begins with excavation, by hand.  Yes.   Amazing but true.
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If you'd like to catch a few sneak peeks behind-the-scenes of the renovated 1924 house and the carriage house that we are going to be remodeling in back, your best bet is to follow us on social media.  You'll find those links in the website footer.

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Thank you for following along my friends!

~Miriam
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I hope you enjoy it and do let me know what you think!  I'd love to hear.

Contentment and possibility,
~Miriam
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More To Explore
​We've got Garden Resources and a Gardens of Prescott feature you might be interested in too.
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​In fact, that is the only historical information we have on how the home looked originally.  ​

​So the first thing we did when we bought the house was throw up a temporary little deck, just under the eaves of the old porch (now enclosed), in order to enjoy that inspiring view every evening.   You have took hard but there it is wrapping around the old Juniper tree just big enough for 2 adirondacks.
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Thanks for watching!  Let me know what you think in the comments below...
​Stay tuned for the next installment:  Framing - Kitchen Addition

​Porches are one of the most alluring elements of Craftsman bungalows and if you're lucky enough to have one you'll know exactly what I mean.  I wrote a blog post exploring the front porch concept that you might enjoy.

Till next time...

Contentment & possibility,
~Miriam

~ click Read More to continue ~

Next up:  The Whiskey Porch 2.0.  Demolition of what was the original Whiskey Porch (in the 1920's) paves way for the newer and more awesome version being built 100 years later...  

So glad you stopped by!

​If you want to follow along and not miss anything, I'd love it if you join our mailing list.  You'll only receive about one email a month where we'll round up all the goodness that's been published since the last update.   
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If you've been thinking about a renovation, some redecorating, creating a kitchen garden, or even a major downsize, we are here to help. 

We offer services to help you get your project started and better still to help you keep it moving to the finish line.  With many many years of experience and a driving passion to create spectacular on a small scale, we've got you covered.

You'll find inspiration and resources on our website along with some information on the services we offer.

​If you're not really sure where to start or if we are a good fit for you, just send us a note and we can chat.  That's a great place to start!  This is my passion and I'm not easily overwhelmed so, give me a shout.

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Thanks for stopping by.  I'd love to know what you think -- leave a comment below and let me know!

Contentment & Possibility,
~Miriam

BARELY enough space between the current house exterior and the 7 foot setback to the property line on the north.

​And on the east side of that is a large deck, that we built when we first bought the cottage, and it's going to stay.  The deck goes right up to the setback line.

On the west side of the addition is a gorgeous fence and trellis that we built many years ago, and it's now covered with mature Halls Honeysuckle.  The scent of those blossoms will be wafting into our new kitchen soon(ish)!

​So, there you have it.  There is no choice but to hand dig the foundation (and also for the Whiskey Porch extension going up out front - more on that in a separate post).  

And here's the story of how a 2-day excavation became a four week slog...

~ post continues below, click on "Read More" ~
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While the decision to hand dig caused this step of the process to take weeks and weeks (vs a couple days) we also were able to carefully expose the old pipes and drains without any damage.  Because, of course, we had no idea where the old plumbing ran on the property given that there are zero plans or historical documents.
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Turns out we discovered the original clay sewer drain that was installed 100 years ago and right nearby the newish (not sure exactly how old) cast iron drain.  

This allowed us to easily tap all our new plumbing into the sewer line without having to dig another trench to the street or do more exploration.  And we were also able to add the proper clean-outs and trace the line all the way back to the carriage house on the far east end of the property.  This was huge.

So less than ideal situations can sometimes lead to better than planned-for results.
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​Funny how these things work like this sometimes, in a totally random but perfect way.

Whilst we were tinkering away with our excavation, at the same time the City was heavy into renovating the street in front of our house.  First time in about 100 years.  They were making an epic mess starting at the bottom of the hill, one and a half blocks away.  This one year long process would result in new water, sewer, drainage, curbs, sidewalks, and finally brand new paving. 

They'e been working for six long months now.  Mass chaos everywhere.

At the exact moment that we uncovered our sewer line the City was attempting to make the new sewer connections out in the street.  Literally, the next day they knocked on the door telling us that they were amazed to find not one, but three, sewer lines coming from our property to the old line.  And, they needed help to figure out what was what to make the proper connections, and abandon anything that was no longer in use. 

So our contractors jumped on it and were able to easily work it out with the City.  How amazing is that?

​About 5 or 6 years ago we did some major landscaping work in the front yard (which had been essentially just a steep, dirt pit).  Again with lots of mystery concrete.  And in the process we discovered that unfortunately our water main was leaking a slow leak and probably had been for decades. 

Honestly, this was not surprising since it was the original water main and was then almost 95 years old. 

We took the extra step to run a new water line from the street up to the house, not knowing that the City would be coming in five years later and replacing the entire system in the street. 

​So, really this is all coming together in the most perfect way.

​We will now have not only new plumbing inside the house, but a new water main and sewer lines along with brand new City infrastructure in the street.  Yes!

This makes us feel comfortable with all the effort and investment going in to such an old house.   Hopefully, all systems will be "go" when we get to the other side!
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​Stay tuned for the next installment... Bottoms Up:  Gettin' it Done.  Pouring the footings, stem walls, and slab for the kitchen..

Just in case you missed the prior posts and videos and want to catch-up, you'll find the first one and the most recent here:

• We Accidentally Bought a Bungalow
• Finding a Contractor in the Wild West

And if you want to follow along, might I suggest that you join our mailing list, if you haven't already.  That's the best way to make sure you don't miss anything.  You will only hear from me about once a month with links to new installments as well as all the other new content we've published to help make your bungalow and garden dreams come true.  Here's the link to join:  

​You might also like some of our other resources on living a smaller and simpler lifestyle on the Dragonfly Journal.

Thanks for reading!  Let me know what you think in the comments below.

See you on the porch,
~Miriam
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Finding a Contractor in the Wild West.  Who would have guessed that this is almost as a big a project as the actual construction?  

To find out about new installments, and new content, please join our mailing list.  You'll only hear from us about once a month.

And if you are dreaming about a downsize to a smaller home or renovating your current home or garden, we are here to provide the support you need to make it happen.  Learn more about our resources and services, and feel free to get in touch with me just to chat about your ideas.

Thanks for stopping by!  Contentment and possiblity,
~Miriam
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Cheers and contentment,

​~Miriam