Living in the house
If the family stays, the proposal names the rooms that remain usable, how floors and furniture are protected, and which days are noisy. A kitchen outage is a date, not a surprise.
Residential · Dallas
Residential construction
A house is priced from the rooms, the finishes, and whether the family stays.
- New homes
- From the drawings
- Additions
- Tied to the existing house
- Allowances
- Named, or not in the price
- Inspections
- Scheduled by the lead
About this work
Residential construction at Beckman Construction means a house: a new home, an addition, or a renovation of a home people may still live in. The proposal names drawings, allowances, inspections, and exclusions. Finish quality is checked while the work is open, not explained on the last afternoon.
Scope sheet
A residential scope, line by line
Typical contents of a house proposal. Your site’s list is the one you accept.
| Part of the house | What the proposal should say | A common gap |
|---|---|---|
| Foundations and structure | New footings, the tie-in to the existing house, and who engineers it | “Match existing” with no detail |
| Enclosure | Roof, windows, exterior doors, and weather barrier in the drawings | Windows listed as an allowance with no count |
| MEP rough-in | Electrical, plumbing, and HVAC zones that are in the price | A future bath roughed in but not listed |
| Insulation and drywall | Levels and the rooms included | The garage treated as living space by assumption |
| Kitchens and baths | Cabinets, counters, fixtures as specified or as a dollar allowance | An allowance with no product range |
| Floors and paint | Material, rooms, and the number of coats or the product | “Owner choice” with no cap |
| Site | Drive, flatwork, and protection of landscaping the owner is keeping | Damage to the yard left unstated |
| Closeout | Inspections, punch list, warranties, and as-agreed drawings | Keys only |
How a job of this kind moves
-
01
Walk the house
Address, how the family will live during the work, and the drawings or a measured sketch.
-
02
Fix allowances
If a counter or a floor is not chosen, the dollar amount and the range are written. An open allowance is not a price.
-
03
Build in order
Structure, rough-in, insulation, drywall, then finishes. Reviews happen before the work is covered.
-
04
Inspect and hand over
The inspections named in the contract, then a punch list that is closed or dated.
Details that belong on this page
Additions
The new work has to meet the existing house: floor levels, roof, and the services that already run through the wall you are opening. That tie-in is scoped, not discovered.
Who decides a conflict
When the drawing and the house disagree, the project lead records the difference before extra work proceeds. The owner accepts the cost and the time in writing.
What you keep
The accepted scope, the changes, appliance and finish warranties you are entitled to, and the inspection record.
Straight answers
Can we stay in the house?
When the proposal says so. It lists the rooms that stay in use and the protection of those rooms. Some structural phases still require a night away. That is written, not negotiated on the morning of.
Do you choose our finishes?
No. You select them, or you accept a named allowance. The allowance states the amount. Going over it is a change.
Who calls the inspector?
The project lead schedules the inspections the contract names. You are told when an inspection needs the house clear.
Dallas office
Bring the address. We will write the scope.
Beckman Construction prices the building in front of us. We do not publish a rate card, and we do not start work on a verbal price.