ROBERT “BOB” AUSTIN
Licensed California General Contractor • B570642
Building Since 1980

With over 45 years of construction experience, NEVER ENOUGH OVERTIME specializes in luxury custom homes, coastal construction, remodels, additions, and multi-family projects throughout Southern California.

Unlike many contractors, Bob Austin personally oversees every project daily — coordinating subcontractors, scheduling inspections, reviewing plans, and ensuring high-quality craftsmanship from start to finish.

✔ Custom Home Construction
✔ Luxury Coastal Homes
✔ Kitchen & Bathroom Remodels
✔ Home Additions & ADUs
✔ Multi-Family Construction
✔ Structural Repairs
✔ Roofing & Waterproofing
✔ Site Development & Grading
✔ Concrete & Foundations
✔ Framing & Finish Carpentry
✔ Project Management
✔ Architect & Engineer Coordination
✔ Outdoor Living Spaces
✔ Demolition & Site Preparation
✔ Tenant Improvements & Remodels

• Luxury homes in Newport Beach & Corona del Mar
• Condo & apartment developments
• Site demolition, grading & underground utilities
• Hands-on superintendent experience
• Trusted subcontractor network
• Strong communication with homeowners & architects
• Detailed scheduling and project coordination

Newport Beach
Corona del Mar
Laguna Beach
Huntington Beach
Irvine
Dana Point
Palm Desert
Indian Wells

📞 949-740-4185
📞 928-733-0756

📧 neverenoughovertime@gmail.com

Instagram: @never_enough_overtime_gc_

We will design and build with our architects or yours and designer and we help with the design 

Please email for our complete list

CONFIDENTIALITY NOTICE & COPYRIGHT DISCLAIMER

This flyer, advertisement, email, and all related materials are confidential and intended only for the recipient of this information. No portion may be copied, distributed, reproduced, shared, or used without the written permission of Bob Austin and Never Enough Overtime.

Copyright © 2026 Never Enough Overtime. All Rights Reserved.
Date: May 9, 2026

All information, renderings, photos, concepts, and design ideas contained herein are compiled from public records, publicly available real estate listings, Homes.com, social media websites, prior construction experience, and conceptual design ideas intended for discussion purposes only.

This property may be listed for sale by others and is not represented, owned, or offered for sale by Bob Austin or Never Enough Overtime.

All renderings, remodel concepts, construction ideas, elevations, floor plans, sketches, and improvement suggestions are for marketing and conceptual purposes only and shall not be relied upon as final architectural, engineering, structural, legal, or permitting documents. Buyer shall verify all information independently with licensed professionals and local building departments.

Use of this flyer or any portion of its contents for solicitation, marketing, advertising, open houses, investor presentations, or commercial use without permission is prohibited.

Design and consulting fees:

• $250.00 per hour design consultation fee
• $250.00 per flyer copy for solicitation or marketing use
• 30-page presentation packages available upon request with 7 days notice

building fees for new construction

Construction consulting and supervision services:

• $12,000.00 per month construction supervision
• 5% markup on all construction, subcontractor contracts, and building costs
• Cost-plus construction management structure

Example:

• $2,000,000 construction project
• 5% overhead and management fee = $100,000
• 12-month supervision fee = $144,000 total ($12,000/month)

Bob Austin is a licensed California General Contractor, License No. B570642, providing hands-on jobsite management from project start to completion. We prefer direct owner involvement and do not typically hire superintendents. We welcome collaboration with clients, designers, architects, realtors, investors, and referral partners.

For permission to use this flyer or to schedule consulting services, contact:

Bob Austin
Never Enough Overtime
California General Contractor License B570642
Phone: 949-740-4185
Email: neverenoughovertime@gmail.com

of course all fees and cost can be discussed per each job and contract

Prepared For:
Never Enough Overtime Contractors
Bob Austin – CA License B570642
949-740-4185

Project Concept:
16104 Tortola Cir
Huntington Beach, CA 92649
Custom 2 Story Waterfront Remodel
Approx. 2,571 Sq Ft

This document is a conceptual construction planning guide only.
Final plans, engineering, Title 24, structural calculations, soils reports, energy compliance, coastal review, and permit drawings must be prepared and stamped by licensed California professionals before submission to the City of Huntington Beach.

All construction must comply with:

• California Building Code (CBC)
• California Residential Code (CRC)
• California Electrical Code (CEC)
• California Plumbing Code (CPC)
• California Mechanical Code (CMC)
• California Fire Code (CFC)
• California Green Building Standards Code (CALGreen)
• California Energy Code Title 24
• Local Huntington Beach requirements
• Coastal Commission requirements
• ICC International Building Code standards

• Architect
• Structural engineer
• Civil engineer
• Soils engineer
• Surveyor
• Geotechnical consultant
• Coastal consultant
• MEP engineer
• Landscape architect
• Pool engineer
• Energy consultant Title 24
• Interior designer
• General contractor
• Permit expeditor
• Environmental consultant
• Insurance provider

• Property survey
• Topographic survey
• Utility locate
• Soils testing
• Existing sewer inspection
• Existing dock inspection
• Flood elevation review
• Harbor setback verification
• Easement review
• Coastal restrictions review

• Site plan
• Architectural plans
• Structural calculations
• Truss calculations
• Energy calculations
• Mechanical plans
• Electrical plans
• Plumbing plans
• Drainage plans
• Landscape plans
• Pool plans
• Fire sprinkler plans
• Coastal approval package
• Stormwater BMP plan
• Waste management plan

• Demo dumpsters
• Portable toilets
• Temporary fencing
• Dust barriers
• Safety cones
• Erosion control wattles
• Silt fencing
• Excavator
• Skid steer
• Jackhammers
• Concrete saws
• Dump trailers
• Temporary power poles
• Temporary water supply

• Remove existing drywall
• Remove roofing
• Remove windows
• Remove doors
• Remove cabinets
• Remove plumbing fixtures
• Remove electrical wiring
• Remove flooring
• Remove landscaping
• Remove concrete flatwork
• Remove pool equipment if needed
• Remove damaged framing

• Excavator rental
• Soil export trucks
• Compaction equipment
• Base rock
• Gravel
• Drain rock
• Geo fabric

• Rebar #4
• Rebar #5
• Rebar #6
• Anchor bolts
• Hold downs
• Simpson Strong-Tie hardware
• Vapor barrier
• Concrete forms
• Form stakes
• Form release oil
• Concrete pump
• Ready mix concrete
• Footing drains
• Waterproofing membrane
• Expansion joint material
• Slab insulation
• Copper grounding rod
• Ufer ground rebar

• ABS sewer pipe
• PVC drain pipe
• Copper water pipe
• Gas pipe
• Electrical conduit
• Low voltage conduit
• Irrigation sleeves
• Catch basins
• Area drains
• Trench drains
• Cleanouts

• Pressure treated sill plates
• 2x6 studs
• 2x8 joists
• 2x10 joists
• 2x12 joists
• LVL beams
• PSL beams
• Glue laminated beams
• Rim joists
• Blocking
• Bridging
• Floor sheathing plywood

• 2x4 walls
• 2x6 exterior walls
• Headers
• King studs
• Jack studs
• Cripple studs
• Fire blocking
• Structural sheathing
• Shear wall plywood
• Nailing hardware

• Roof rafters
• Roof trusses
• Ridge beams
• Hip rafters
• Valley rafters
• Roof blocking
• Fascia boards
• Roof sheathing
• Hurricane clips
• Structural connectors

• W8 steel beams
• W10 steel beams
• W12 steel beams
• Steel posts
• Steel plates
• Moment frames
• Knife plates
• Steel weld plates
• Anchor plates
• Simpson hardware
• Structural bolts

• Joist hangers
• HD hold downs
• Strap ties
• Framing nails
• Structural screws
• SDS screws
• Epoxy anchors
• Seismic clips

• Black aluminum windows
• Tempered glass
• Low-E glass
• Sliding glass doors
• Bathroom privacy windows
• Skylights
• Glass railing systems

• Front entry pivot door
• French doors
• Pocket doors
• Garage entry doors
• Waterproof thresholds

• Self adhered membrane
• Flashing tape
• Liquid waterproofing
• Window pans
• Metal flashing
• Copper flashing
• Waterproof deck coating
• Drain mat systems
• Caulking
• Sealants

• Clay roof tile
• Concrete roof tile
• Metal roofing
• Copper chimney caps
• Roof underlayment
• Ice shield membrane
• Roof vents
• Ridge vents
• Roof flashing
• Gutters
• Downspouts
• Scuppers
• Overflow drains
• Copper drains

• Copper piping
• PEX piping
• ABS waste lines
• Gas lines
• Hose bibs
• Main water shutoff
• Pressure regulators
• Tankless water heater
• Recirculation pump
• Shower valves
• Floor drains
• Cleanouts
• Backflow preventers

• Toilets
• Bathtubs
• Freestanding tubs
• Faucets
• Kitchen sinks
• Bar sinks
• Shower heads
• Body sprays
• Exterior shower
• Pool plumbing
• Spa plumbing

• Main service panel
• Sub panels
• Meter panel
• Grounding system
• Copper grounding wire
• Electrical conduit
• Romex wire
• MC cable
• Exterior disconnects

• Recessed lights
• Pendant lights
• Chandeliers
• Exterior sconces
• Landscape lights
• Dock lighting
• Motion sensors
• Ceiling fans
• Bathroom exhaust fans
• TV wiring
• Audio speakers
• Smart home systems
• Security cameras
• EV chargers

• HVAC units
• Mini split systems
• Ductwork
• Insulated flex duct
• Supply registers
• Return air grills
• Thermostats
• Ventilation fans
• Exhaust vents
• Condensate drains
• Sound attenuation systems

• Batt insulation
• Rigid insulation
• Spray foam insulation
• Sound insulation
• Attic insulation

• 5/8 drywall
• Moisture resistant drywall
• Cement board
• Corner bead
• Joint compound
• Texture materials

• Building paper
• Lath wire
• Weep screed
• Expansion joints
• Stucco scratch coat
• Brown coat
• Finish coat
• White plaster finish

• Stone veneer
• Brick veneer
• Wood siding accents
• Exterior paint
• Waterproof coatings
• Exterior trim

• Large format porcelain tile
• Hardwood flooring
• Stone flooring
• Bathroom tile
• Mosaic tile
• Stair treads
• Baseboards

• Kitchen cabinets
• Bathroom vanities
• Pantry shelving
• Quartz counters
• Granite counters
• Marble slabs
• Cabinet hardware

• Solid core doors
• Barn doors
• Pocket doors
• Closet doors
• Door hardware

• Primer
• Interior paint
• Exterior paint
• Waterproof coatings
• Wood stain

• Tempered glass railings
• Stainless steel railing posts
• Copper railing cap
• Balcony railing glass
• Pool glass fencing
• Stair glass panels

• Pool shell concrete
• Rebar cage
• Tile finish
• Pool plaster
• Pool pumps
• Pool filters
• Pool heater
• Spa jets
• LED pool lighting
• Auto fill systems
• Drain systems
• Dolphin water feature

• Palm trees
• Lemon tree
• Strawberry garden
• Irrigation system
• Drip irrigation
• Landscape lighting
• Artificial turf
• Planters
• Retaining walls
• Exterior pavers
• Dock improvements

• Fire pit
• Outdoor kitchen
• BBQ
• Patio heaters
• Exterior furniture
• Boat dock
• Seawall railing
• Hummingbird birdhouse
• Lamp posts

• Final paint touch up
• Final cleaning
• Appliance installation
• Window cleaning
• Final grading
• Final inspection signoff
• Occupancy certificate
• Warranty package
• As-built drawings
• Lien releases

1. Property address?
2. Square footage?
3. Year built?
4. Existing permits?
5. HOA restrictions?
6. Coastal Commission restrictions?
7. Flood zone requirements?
8. Desired budget?
9. Desired completion date?
10. Financing secured?

1. Full remodel or partial remodel?
2. Add second story?
3. Expand square footage?
4. Add ADU?
5. Add pool or spa?
6. Add elevator?
7. Open floor plan desired?
8. Waterfront improvements desired?
9. Dock improvements needed?
10. Smart home systems desired?

1. Existing foundation cracks?
2. Roof leaks?
3. Water intrusion?
4. Termite damage?
5. Settlement issues?
6. Structural engineer review completed?
7. Existing plans available?

1. Desired architectural style?
2. Preferred flooring?
3. Preferred cabinets?
4. Preferred windows?
5. Roofing material preference?
6. Outdoor kitchen desired?
7. Glass railings desired?
8. Landscaping style?

1. Construction budget?
2. Soft cost budget?
3. Permit fee allowance?
4. Contingency allowance?
5. Financing type?

1. Who manages daily construction?
2. Desired communication schedule?
3. Weekly meetings requested?
4. Preferred subcontractors?
5. Insurance requirements?

• CBC California Building Code
• CRC California Residential Code
• CEC California Electrical Code
• CPC California Plumbing Code
• CMC California Mechanical Code
• CFC California Fire Code
• CALGreen Code
• Title 24 Energy Code

• Architectural approval
• Structural engineering approval
• Energy compliance approval
• Mechanical permit
• Plumbing permit
• Electrical permit
• Coastal approval
• Grading permit
• Encroachment permit
• Pool permit
• Dock permit
• Sewer connection approval
• Water department approval

• Foundation inspection
• Underground plumbing inspection
• Underground electrical inspection
• Framing inspection
• Shear inspection
• Roof inspection
• Insulation inspection
• Lath inspection
• Drywall inspection
• Electrical final
• Plumbing final
• Mechanical final
• Pool inspection
• Final building inspection

• Marine grade hardware
• Stainless steel fasteners
• Epoxy coated steel
• Waterproof deck systems
• Coastal rated windows
• Salt air resistant coatings
• Flood vents
• Corrosion resistant metals

Average high-end waterfront remodel pricing in Orange County may range:

• $700 to $1,500+ per sq ft

depending on:

• Structural complexity
• Coastal requirements
• Engineering requirements
• Waterfront conditions
• Material selections
• Steel beam requirements
• Dock improvements
• Pool & spa scope
• Architectural detailing
• Custom cabinetry
• Luxury finishes

Final pricing requires:

• Complete permit drawings
• Structural calculations
• Engineering review
• Site investigation
• Subcontractor bidding
• Material takeoffs
• City review comments

Bob Austin
California General Contractor License B570642
949-740-4185

Luxury Coastal Homes
Waterfront Remodels
ADU Design Concepts
Owner Representation
Construction Consulting
Architect Coordination

Realtors referrals for Orange county and California 

please emails us for list of realtors

LIST OF SUB CONTRACTORS

MENTION NEVER ENOUGH OVERTIME TO GET A $1000.00 DISCOUNT WITH SIGNED CONTRACT WITH NEVER ENOUGH OVERTIME

S&J Plastering Contractors, Inc.
10655 Stanford Avenue
Garden Grove, CA  92840
Phone - 714-761-3173
Fax - 714-741-4949
CA License #749964

Taylor Brothers Architectural Products

2934 Riverside Dr.

Los Angeles, CA 90039

C: 310-661-0900

O: 323-805-0200

greg@taybros.com

www.taybros.com

Daniel Calton

SoCal Stairs

C# 562-296-7865

calton@socalstairs.com

Joseph Cole

Atlas Sheet Metal, Inc.

11614 Martens River Circle

Fountain Valley, CA 92708

O: 949.600.8787

www.atlassheetmetal.com

Pacific Contracting & Development Inc.

Mailing Address: 245 S. 1st ave

Upland, CA, 91786

Office Phone: (949) 549-5808

www.pacificcadinc.com

Email: pacific@pacificcadinc.com

License # 1002736

OC Decks16582 Gothard Street, Suite i, Huntington Beach, CA 92647 

Phone:  714.848.7859 | Cell:  949.616.9966 

E-mail: ocdecks@gmail.com  | Website:  ocdecks.com

Tasha Wagner

CABANA CONCEPTS
(760) 512-DOOR
www.cabanaconcepts.com
3060 Industry St, Ste 106, Oceanside, CA 92054


FOLLOW US!
instagram.com/thecabanaconcept
facebook.com/cabanaconcepts
twitter.com/cabanaconcepts

CRANK WATERPROOFING

134 Commercial Way
Costa Mesa, CA 92627 (949) 646-9356 info@crankdeckandroof.com www.crankdeckandroof.com

DRYWALL

Hector Flores
President 

Flores Quality Drywall, Corp
16075 Rawhide Ln, 

Riverside, CA, 92504

323.440.0395 Mobile

License No. 1000495

Lake Havasu Framer

Randall Perry

Kellie Perry

RJ Perry Custom Framing LLC

DBA Bridgewater Builders

2765 Kiowa Blvd N

LHC, AZ 86404

P:928-486-6423(Any questions please call)

office: 928-854-5262

F: 928-680-2839

WINDOWS AND DOORS

Vanessa Padilla
Inside Sales Representative
694 N. Lake Havasu Ave
Lake Havasu City, AZ  86403
vanessa.padilla@bldr.com

928-855-4061 | BLDR.com

we have full list of sub-contractors and please email us for who we use and would use

all sub-contractors must be work comp insured and licensed and active with CA

Prepared For:
Never Enough Overtime Contractors
Bob Austin – CA License B570642
949-740-4185

Project Concept:
16104 Tortola Cir
Huntington Beach, CA 92649
Custom 2 Story Waterfront Remodel
Approx. 2,571 Sq Ft

This document is a conceptual construction planning guide only.
Final plans, engineering, Title 24, structural calculations, soils reports, energy compliance, coastal review, and permit drawings must be prepared and stamped by licensed California professionals before submission to the City of Huntington Beach.

All construction must comply with:

• California Building Code (CBC)
• California Residential Code (CRC)
• California Electrical Code (CEC)
• California Plumbing Code (CPC)
• California Mechanical Code (CMC)
• California Fire Code (CFC)
• California Green Building Standards Code (CALGreen)
• California Energy Code Title 24
• Local Huntington Beach requirements
• Coastal Commission requirements
• ICC International Building Code standards

• Architect
• Structural engineer
• Civil engineer
• Soils engineer
• Surveyor
• Geotechnical consultant
• Coastal consultant
• MEP engineer
• Landscape architect
• Pool engineer
• Energy consultant Title 24
• Interior designer
• General contractor
• Permit expeditor
• Environmental consultant
• Insurance provider

• Property survey
• Topographic survey
• Utility locate
• Soils testing
• Existing sewer inspection
• Existing dock inspection
• Flood elevation review
• Harbor setback verification
• Easement review
• Coastal restrictions review

• Site plan
• Architectural plans
• Structural calculations
• Truss calculations
• Energy calculations
• Mechanical plans
• Electrical plans
• Plumbing plans
• Drainage plans
• Landscape plans
• Pool plans
• Fire sprinkler plans
• Coastal approval package
• Stormwater BMP plan
• Waste management plan

• Demo dumpsters
• Portable toilets
• Temporary fencing
• Dust barriers
• Safety cones
• Erosion control wattles
• Silt fencing
• Excavator
• Skid steer
• Jackhammers
• Concrete saws
• Dump trailers
• Temporary power poles
• Temporary water supply

• Remove existing drywall
• Remove roofing
• Remove windows
• Remove doors
• Remove cabinets
• Remove plumbing fixtures
• Remove electrical wiring
• Remove flooring
• Remove landscaping
• Remove concrete flatwork
• Remove pool equipment if needed
• Remove damaged framing

• Excavator rental
• Soil export trucks
• Compaction equipment
• Base rock
• Gravel
• Drain rock
• Geo fabric

• Rebar #4
• Rebar #5
• Rebar #6
• Anchor bolts
• Hold downs
• Simpson Strong-Tie hardware
• Vapor barrier
• Concrete forms
• Form stakes
• Form release oil
• Concrete pump
• Ready mix concrete
• Footing drains
• Waterproofing membrane
• Expansion joint material
• Slab insulation
• Copper grounding rod
• Ufer ground rebar

• ABS sewer pipe
• PVC drain pipe
• Copper water pipe
• Gas pipe
• Electrical conduit
• Low voltage conduit
• Irrigation sleeves
• Catch basins
• Area drains
• Trench drains
• Cleanouts

• Pressure treated sill plates
• 2x6 studs
• 2x8 joists
• 2x10 joists
• 2x12 joists
• LVL beams
• PSL beams
• Glue laminated beams
• Rim joists
• Blocking
• Bridging
• Floor sheathing plywood

• 2x4 walls
• 2x6 exterior walls
• Headers
• King studs
• Jack studs
• Cripple studs
• Fire blocking
• Structural sheathing
• Shear wall plywood
• Nailing hardware

• Roof rafters
• Roof trusses
• Ridge beams
• Hip rafters
• Valley rafters
• Roof blocking
• Fascia boards
• Roof sheathing
• Hurricane clips
• Structural connectors

• W8 steel beams
• W10 steel beams
• W12 steel beams
• Steel posts
• Steel plates
• Moment frames
• Knife plates
• Steel weld plates
• Anchor plates
• Simpson hardware
• Structural bolts

• Joist hangers
• HD hold downs
• Strap ties
• Framing nails
• Structural screws
• SDS screws
• Epoxy anchors
• Seismic clips

• Black aluminum windows
• Tempered glass
• Low-E glass
• Sliding glass doors
• Bathroom privacy windows
• Skylights
• Glass railing systems

• Front entry pivot door
• French doors
• Pocket doors
• Garage entry doors
• Waterproof thresholds

• Self adhered membrane
• Flashing tape
• Liquid waterproofing
• Window pans
• Metal flashing
• Copper flashing
• Waterproof deck coating
• Drain mat systems
• Caulking
• Sealants

• Clay roof tile
• Concrete roof tile
• Metal roofing
• Copper chimney caps
• Roof underlayment
• Ice shield membrane
• Roof vents
• Ridge vents
• Roof flashing
• Gutters
• Downspouts
• Scuppers
• Overflow drains
• Copper drains

• Copper piping
• PEX piping
• ABS waste lines
• Gas lines
• Hose bibs
• Main water shutoff
• Pressure regulators
• Tankless water heater
• Recirculation pump
• Shower valves
• Floor drains
• Cleanouts
• Backflow preventers

• Toilets
• Bathtubs
• Freestanding tubs
• Faucets
• Kitchen sinks
• Bar sinks
• Shower heads
• Body sprays
• Exterior shower
• Pool plumbing
• Spa plumbing

• Main service panel
• Sub panels
• Meter panel
• Grounding system
• Copper grounding wire
• Electrical conduit
• Romex wire
• MC cable
• Exterior disconnects

• Recessed lights
• Pendant lights
• Chandeliers
• Exterior sconces
• Landscape lights
• Dock lighting
• Motion sensors
• Ceiling fans
• Bathroom exhaust fans
• TV wiring
• Audio speakers
• Smart home systems
• Security cameras
• EV chargers

• HVAC units
• Mini split systems
• Ductwork
• Insulated flex duct
• Supply registers
• Return air grills
• Thermostats
• Ventilation fans
• Exhaust vents
• Condensate drains
• Sound attenuation systems

• Batt insulation
• Rigid insulation
• Spray foam insulation
• Sound insulation
• Attic insulation

• 5/8 drywall
• Moisture resistant drywall
• Cement board
• Corner bead
• Joint compound
• Texture materials

• Building paper
• Lath wire
• Weep screed
• Expansion joints
• Stucco scratch coat
• Brown coat
• Finish coat
• White plaster finish

• Stone veneer
• Brick veneer
• Wood siding accents
• Exterior paint
• Waterproof coatings
• Exterior trim

• Large format porcelain tile
• Hardwood flooring
• Stone flooring
• Bathroom tile
• Mosaic tile
• Stair treads
• Baseboards

• Kitchen cabinets
• Bathroom vanities
• Pantry shelving
• Quartz counters
• Granite counters
• Marble slabs
• Cabinet hardware

• Solid core doors
• Barn doors
• Pocket doors
• Closet doors
• Door hardware

• Primer
• Interior paint
• Exterior paint
• Waterproof coatings
• Wood stain

• Tempered glass railings
• Stainless steel railing posts
• Copper railing cap
• Balcony railing glass
• Pool glass fencing
• Stair glass panels

• Pool shell concrete
• Rebar cage
• Tile finish
• Pool plaster
• Pool pumps
• Pool filters
• Pool heater
• Spa jets
• LED pool lighting
• Auto fill systems
• Drain systems
• Dolphin water feature

• Palm trees
• Lemon tree
• Strawberry garden
• Irrigation system
• Drip irrigation
• Landscape lighting
• Artificial turf
• Planters
• Retaining walls
• Exterior pavers
• Dock improvements

• Fire pit
• Outdoor kitchen
• BBQ
• Patio heaters
• Exterior furniture
• Boat dock
• Seawall railing
• Hummingbird birdhouse
• Lamp posts

• Final paint touch up
• Final cleaning
• Appliance installation
• Window cleaning
• Final grading
• Final inspection signoff
• Occupancy certificate
• Warranty package
• As-built drawings
• Lien releases

1. Property address?
2. Square footage?
3. Year built?
4. Existing permits?
5. HOA restrictions?
6. Coastal Commission restrictions?
7. Flood zone requirements?
8. Desired budget?
9. Desired completion date?
10. Financing secured?

1. Full remodel or partial remodel?
2. Add second story?
3. Expand square footage?
4. Add ADU?
5. Add pool or spa?
6. Add elevator?
7. Open floor plan desired?
8. Waterfront improvements desired?
9. Dock improvements needed?
10. Smart home systems desired?

1. Existing foundation cracks?
2. Roof leaks?
3. Water intrusion?
4. Termite damage?
5. Settlement issues?
6. Structural engineer review completed?
7. Existing plans available?

1. Desired architectural style?
2. Preferred flooring?
3. Preferred cabinets?
4. Preferred windows?
5. Roofing material preference?
6. Outdoor kitchen desired?
7. Glass railings desired?
8. Landscaping style?

1. Construction budget?
2. Soft cost budget?
3. Permit fee allowance?
4. Contingency allowance?
5. Financing type?

1. Who manages daily construction?
2. Desired communication schedule?
3. Weekly meetings requested?
4. Preferred subcontractors?
5. Insurance requirements?

• CBC California Building Code
• CRC California Residential Code
• CEC California Electrical Code
• CPC California Plumbing Code
• CMC California Mechanical Code
• CFC California Fire Code
• CALGreen Code
• Title 24 Energy Code

• Architectural approval
• Structural engineering approval
• Energy compliance approval
• Mechanical permit
• Plumbing permit
• Electrical permit
• Coastal approval
• Grading permit
• Encroachment permit
• Pool permit
• Dock permit
• Sewer connection approval
• Water department approval

• Foundation inspection
• Underground plumbing inspection
• Underground electrical inspection
• Framing inspection
• Shear inspection
• Roof inspection
• Insulation inspection
• Lath inspection
• Drywall inspection
• Electrical final
• Plumbing final
• Mechanical final
• Pool inspection
• Final building inspection

• Marine grade hardware
• Stainless steel fasteners
• Epoxy coated steel
• Waterproof deck systems
• Coastal rated windows
• Salt air resistant coatings
• Flood vents
• Corrosion resistant metals

Average high-end waterfront remodel pricing in Orange County may range:

• $700 to $1,500+ per sq ft

depending on:

• Structural complexity
• Coastal requirements
• Engineering requirements
• Waterfront conditions
• Material selections
• Steel beam requirements
• Dock improvements
• Pool & spa scope
• Architectural detailing
• Custom cabinetry
• Luxury finishes

Final pricing requires:

• Complete permit drawings
• Structural calculations
• Engineering review
• Site investigation
• Subcontractor bidding
• Material takeoffs
• City review comments

Bob Austin
California General Contractor License B570642
949-740-4185

Luxury Coastal Homes
Waterfront Remodels
ADU Design Concepts
Owner Representation
Construction Consulting
Architect Coordination