Eight questions almost every Wasatch Back homeowner asks Owen at the first meeting. The same answers — written down — because the consultation should be about your project, not our overview.
Common questions
Eight things we get asked every week.
How long does a custom Wasatch Back home actually take?
Eighteen to twenty-four months from signed Design Agreement to move-in is the honest answer. About four months of schematic + design development, three to four months of permitting through Park City or Wasatch County, then twelve to sixteen months of construction. A 7,000+ sq ft Empire Pass or Promontory home with bespoke millwork typically sits at the long end. We publish the schedule at Design Development sign-off and update it monthly.
What's actually included in your base price per square foot?
Our Foundation tier starts at $625/sq ft built and covers everything from foundation to finished punch list: structural shell, framing, mechanical (HVAC, plumbing, electrical), insulation, drywall, kitchen + bath cabinetry, KitchenAid appliances, Andersen 400 windows, quartz countertops, engineered hardwood, James Hardie + stone exterior, and standing-seam metal roof. Not included: land, soft costs (architect-of-record stamp fees, geotech, civil), FFE (furniture / window treatments), landscaping past 10 feet from the foundation, and any utility tap fees. We itemize this list at consultation so there are no surprises.
Can I bring my own lot — or do you only build on lots you sourced?
About two-thirds of our clients arrive with a lot. We build on yours just as readily as one we helped you find. We do run a free feasibility walk on any lot before signing — slope, view corridors, septic vs. sewer, HOA review board, water source — because some lots can't carry the program a homeowner has in mind and we'd rather say so before contract than after foundation.
How do change orders actually work?
Open book. Every change order shows the trade quote, our project-management markup (a flat 12% on changes), and the schedule impact in business days. You approve it in writing before any work proceeds. Across our last twelve homes, average change-order volume ran 4–7% of contract value — most of it homeowner-initiated upgrades (think: stone selection bumps, custom millwork on a feature wall). We do not take change orders on the day they're discovered; we batch them weekly so you see the cumulative picture before approving.
What warranties do you offer?
One-year mechanical and finish warranty on everything we install. Two-year systems warranty on HVAC, plumbing, and electrical rough-in. Ten-year structural warranty backed in writing. We also come back at the 11-month mark for a no-charge punch walk to address settling, first-winter cracking, mechanical adjustments, and to retrain you on the home's systems after a full Wasatch season. The relationship doesn't end at hand-off — it pauses at hand-off.
Do you build on tear-down or major-renovation lots?
Yes. A meaningful share of our work is whole-home renovation of legacy Old Town and Park Meadows homes — down to studs, often retaining the original footprint or a heritage facade where the design review board requires it. Tear-down-and-rebuild is on a case-by-case: if the existing foundation, retaining walls, or utility connections are sound, keeping them can save $80K–$200K and three months. If they're not, we'll tell you and rebuild fresh.
What financing options work for a custom build?
Most of our clients use a construction-to-permanent (single-close) loan that converts to a 30-year mortgage at certificate of occupancy. We work regularly with Zions Bancorporation, Bank of Utah, and FirstBank — all three have draw schedules that match our build cadence and underwriters who understand luxury mountain construction. We're happy to sit in on the initial bank conversation. We don't take a referral fee from the lender.
What's a typical down payment or deposit structure?
5% retainer to begin Design Discovery (refundable through schematic). 10% at signed Construction Agreement. After that, draw schedule on the construction loan funds the build in stages tied to verified milestones (foundation, framing complete, mechanical rough-in, drywall, finishes, certificate of occupancy). Final 5% is held to punch-list completion. Total cash-out of pocket before the construction loan funds is typically 12–15% of contract value.
Tell us about your project
Question we didn't cover here?
Owen answers the phone himself most weekday afternoons. Or send a note through the consultation form — same-day reply, no sales pitch.
