Frequently Asked Questions
How long will my project take?
The timeline for your project depends on a few factors, including weather, material availability, and the scope of your project. Room renovations typically take 4-8 months, while custom homes can take up to a year. Roofing projects can typically be done within 5 days, while siding and windows will take around 4-8 weeks. Please defer to your project manager for your specific schedule.
What specializations do you have?
We specialize in residential construction and renovation, with over 35 years of experience in Midland. Our company is organized into divisions, with four project managers, each specializing in a specific area of construction to provide our clients with focused expertise and efficient project management.
Do you charge for estimates or consultations?
We offer a complimentary initial consultation and estimate.
What should I expect when I receive a quote?
We have two budget formats for projects:
- Fixed price or closed book budgets outline selection items as allowances and give a total price at the bottom. The benefit of using Fixed Price is to control costs and stay on budget so you are only focused on your selections. If a change in scope is needed, then a change order would be submitted outlining the new scope, time and cost
adjustments. - Cost plus or open book budgets is when you are given a budget breakdown, so you see the costs of each section. A projected cost is signed and approved with the contract, but the actual costs are billed throughout. If the project comes under budget, then you would receive these savings. If it is over budget, you would be required to pay the difference along the way.
What does project wrap-up look like?
Towards the end of your project, any remaining items fall into two categories: Punchlist and Warranty. Understanding the difference helps ensure a smooth finish.
- Punchlist items are things that need to be completed before the completion of the project. Your project manager will track these with you, to make sure everyone is on the same page.If any punchlist items remain incomplete at move-in, an agreed upon
amount may be held until completion. - Warranty items are not intended to be completed prior to closing or occupancy. Your contract will outline your warranty duration. We always encourage you to report any issues through our software, even after the warranty expires. As our team and trade partners may still be able to help, Warranty items do not delay the final payment since they are covered by your warranty.
If you are questioning why certain items were put into a specific category, please reach out to your project manager directly for a discussion.
Are there any specific building materials or construction techniques used to improve energy efficiency and sustainability?
We constantly refine our process to give you exceptional results while keeping up with the latest trends. We understand that homeowners like you look for ways to improve energy efficiency in your home and improve comfort year-round, especially during hot Michigan summers and cold northern winters.
Some great products we incorporate to achieve these results are:
- Engineered framing members like LSL studs
- Advanced framing techniques for better insulation and structural integrity
- Hybrid insulation that combines multiple types to reduce thermal bridging, improve air sealing the envelope and minimize sound transmission.
- High efficiency equipment with a HERS-rated testing to verify performance.
How will you ensure that the home is built to meet local building codes and regulations?
Your project manager will obtain all necessary building permits and schedule inspections before, during, and after construction. In addition, we use our own detailed checklists at each stage of construction to ensure quality that is above and beyond code requirements.
At Orvosh, we strive to exceed code whenever possible, but there may be minor disruptions like water pressure or electrical fluctuations depending on how you use your home. We collect information upfront to try and eliminate these potential issues. For the best outcome, please complete all the requested paperwork promptly with as many details as you can so we can address future issues upfront.
For remodeling projects, some existing conditions may not meet current codes, but are generally permitted under existing regulations and approved by the inspector.
What measures are taken to ensure the structural integrity and durability of my home?
We carefully design every home with engineers focusing on steel, floor systems and roof trusses. While accounting for anticipated floor loads such as stone fireplaces and large solid surface islands, these structural elements are typically over-designed to help future-proof your home so it will be ready for various upgrades down the road and stand the test of time. This process may be adjusted by the client so the approach fits their budget, however we recommend following our guidance and notify us of any areas where heavy loads are planned so they can be accounted for.
What options are available for landscaping and outdoor amenities, such as patios or decks?
Planning your outdoor spaces such as patios, decks, walkways, landscape lighting, and utility connections is best done early, even if some elements will be added later on. A professional landscape plan helps minimize future costs and ensures all systems, including gas lines, electrical circuits, and water lines for outbuildings are properly coordinated.
We can also help you explore additional amenities such as fire pits, outdoor pergolas, and built-in seating to create functional and inviting spaces. Thoughtful planning at this stage helps guarantee that your landscaping and outdoor features integrate seamlessly with your home’s design.
How will you handle any unexpected issues or delays that may arise during construction?
Delays can happen especially with supply chain issues. Completing your selections upfront and ahead of schedule helps prevent most challenges, particularly with special-order items that have long lead times. We carefully schedule orders to arrive when they will be installed to avoid damages or return complications. Remember, we are in this together and will do our best to keep the project on schedule and on budget!
Can I visit the construction site to see the progress of my home, and will I have access to a project manager or point of contact for questions?
We encourage your involvement throughout the project and site visits can be helpful to see your home’s progress. Please schedule walk-throughs with your project manager during normal business hours so we can address any of your questions efficiently directing comments or requests through your project manager, and using our software, helps prevent confusion and keeps the project on track. You will receive your project manager’s contact details and regular office hours are also available for additional support.
Will the home come with any built-in technology or smart home features?
We recommend visiting our friends at The Tech Laboratory in Midland to explore technology options for your home. Planning ahead allows us to integrate smart features seamlessly: We typically pre-wire for speakers, internet, and AV to secure fast, reliable Wi-Fi and high-quality performance for all devices.
Are there any additional fees or expenses I should be aware of beyond the initial cost of construction?
Additional costs that are not often included in your contract are Lot/Land, Appliances and Landscaping or outdoor amenities, unless noted otherwise in your contract. We keep these separate to help reduce expenses we don’t directly control or warranty, to minimize unexpected costs for our clients.