Owner-Build Consulting — For Owners GC’ing Their Own Build

You’re Building It.
I Keep It on the Rails.

Flat-Fee Owner-Build Consulting — North Georgia Mountains

For owners running their own build: I handle the takeoffs, level the bids, and inspect the work at every milestone — so the decisions that cost the most to get wrong get a second set of experienced eyes before they’re poured, framed, or covered. A flat fee, set up front.

Schedule a Call See the Packages

The Arrangement, Plainly

You stay the general contractor. I advise — I don’t contract, permit, or touch the money.

You pull the owner-builder permit, hold every sub contract, and pay every sub directly. My job is the experience in your corner: the takeoffs, the bid leveling, and the milestone eyes that keep an inexperienced owner from learning expensive lessons the hard way.

That line is what keeps this clean — and it’s what keeps the fee a fraction of what running the whole build would cost. I’m not the GC of record, I don’t carry or warrant the trades’ work, and no money passes through my hands.

Two Ways to Bring Me In

Start at the shell, or go the whole way.

Fees run from $5,000 for dry-in to about $15,000 for full start-to-finish oversight — starting figures set for a single-family custom home of roughly 2,000–2,500 sq ft (around $350K–$450K of construction cost). Bigger, longer, or more complex builds scope up from there, confirmed on a call before anything’s signed.

Tier 1 · Get the Shell Right From $5,000

Plans through a weather-tight shell — before any mechanicals. The highest-consequence stretch of the build.

Pre-construction

Plan and constructability review, plus a schedule of values you can budget against
Material takeoffs
Bid packages and scope sheets so the quotes you gather come back apples-to-apples
Review and leveling of the quotes you collect — with the one sub I’d hire, called out

Milestone inspections

Footing, pre-pour
Foundation wall & waterproofing, pre-backfill
Slab, pre-pour
Framing complete, pre-cover
Dry-in: roof, windows, weather barrier

Up to five milestone site inspections.

Tier 2 · Start to Finish From $12,000 ≈ $15k on a typical build

Everything in Tier 1, plus the back half — where owner-builders most often get burned.

Mechanical rough-ins

Review and leveling of your mechanical-trade quotes, with one recommended sub each
Coordinate plumbing, electrical, HVAC, and low-voltage sequencing
Rough-in inspection before insulation goes up

Insulation, drywall & finishes

Insulation and air-seal check
Keep you ahead of selection deadlines so trades don’t stall
Trim, cabinet, and exterior-finish coordination

Closeout

Pre-final punch walkthrough
Final inspection, CO support, and closeout

Up to eleven milestone inspections across the full build.

Start with Tier 1? Your $5,000 credits toward this.

What the Fee Covers — and What It Doesn’t

Beyond the package, billed hourly

Extra site visits past the counts above
Re-takeoffs after you change the design
Reviewing more than three quotes for a trade
Ongoing advice beyond the deliverables

Overage rate: $125/hr — and you’ll always know before it clocks.

Not part of this, in any form

Construction labor
Permits, engineering, or architectural design
Product selection or purchasing
AHJ approvals or warranty of sub work

You’re the builder. I’m the experience in your corner — not another layer between you and your trades.

How the Bids Work

You gather the quotes. I tell you which one I’d hire.

You find the subs and collect the bids — and I’ll add one trusted sub I’ve used before to the list, so you’ve got a known quantity to quote against the rest. Then I review and level what comes back — up to three quotes per major trade — and tell you the one I’d put on the job, and why. Twenty years of building in these mountains made visible.

The recommendation is advisory: you find, select, sign, and pay every sub directly. And I take nothing from any sub I recommend — no referral fee, no kickback, not even on the one I bring to the table. My fee is the only thing I earn on your build.

You’re Building It.I Keep It on the Rails.