Money/Finances & Warranty
COST
In design-build residential remodeling, cost-plus contracts charge clients for the actual costs of labor, materials, and other expenses—plus a fixed fee or percentage for overhead and profit. This can appear attractive because the markups may be lower, but it also transfers more risk to the homeowner, who faces labor overages, material cost fluctuations, and budget uncertainty. Selections typically happen after signing, allowing flexibility but often leading to cost overruns and fewer incentives for speed or efficiency.
Fixed-price contracts, by contrast, set a predetermined total cost. This typically means higher markups because the contractor shoulders most of the financial risk. However, it also offers clear cost predictability for the homeowner. At J.S. Brown & Co., we prefer fixed-price contracts because we thoroughly investigate project costs and finalize most (or all) selections before contract signing. This helps ensure fewer surprises and more accurate pricing.
Ultimately, each method has pros and cons, and the best choice depends on your project scope, budget, and personal preferences.
Our kitchen renovations are often completed to the same high level of finish as the rest of your home and can include features like custom cabinetry, high-end appliances, and specialized storage solutions. These projects generally fall in the $130,000–$150,000 range but can certainly exceed that, while simpler remodels may cost less.
Primary cost drivers are:
- Removing walls or modifying layout
- Moving plumbing and electrical
- Amount and style of cabinetry
- Overall design and finishes selected
We’ll share a budget expectation after an on-site evaluation and project discussion.
For our clients, smaller bathroom projects usually fall within the $40,000–$70,000 range, while primary suite bathrooms often start at around $90,000 and can go higher. Key factors include:
- Age and condition of the home
- Size of the bathroom
- Number of plumbing fixtures
- Project complexity and materials
As with kitchens, we can give you a cost expectation after a site visit and detailed scope discussion.
Our basement renovations are often done to the same high level of finish as the main living areas and include features like: guest suites, bathrooms, bars, or wine rooms. These tend to run $100,000 and up, though simpler projects can cost less. Primary cost drivers are:
- Condition and layout of the existing basement
- Size of the project
- Complexity (e.g., adding plumbing, egress, specialized rooms)
- Materials selected
We’ll share a budget expectation after an on-site evaluation and project discussion.
We often say pricing remodeling by the square foot is like pricing car repairs by the pound—it just isn’t an accurate way to assess cost. For example, a large, open family room addition costs far less per square foot than a compact but complex bathroom or kitchen addition. You should also account for both new and affected square footage, as both can influence the overall cost.
- A minimum addition typically starts around $40,000–$50,000.
- Larger or more complex additions can cost ten times that or more.
We can provide a project-specific budget expectation after evaluating your wish list, home, property, and title survey.
Generally, classic design that complements your home’s architecture—paired with quality materials and workmanship—delivers a solid return. However, high-end luxury items should be selected primarily for your own enjoyment rather than expecting to recoup their full cost in resale. For example, upgrading from laminate countertops to entry-level quartz offers a clear value boost, but going from entry-level to top-tier quartz may not yield additional resale value.
At the same time, be sure that any improvements you make are executed in a way that matches the level of finish buyers will expect for that caliber of home. Flippers and investors often favor economy because their priority is quick profit over maintaining value. Take care not to cheapen the home overall by cutting corners or using inferior materials. Striking the right balance helps preserve both the integrity of your property and its long-term appeal.
Bottom Line: Base your selections on how long you’ll live in the home and how much you’ll personally enjoy the upgrades.
If resale within a short period is your main concern, research comparable homes in your area and see what they sell for with similar features. Compare those figures to the total amount you’ve invested or plan to invest. That said, the housing market and neighborhood standards are constantly evolving, so it’s impossible to predict exactly what future buyers will want. If you plan on staying long-term, prioritize lifestyle and personal enjoyment over strict resale calculations.
PAYMENTS
Our construction contract includes a Draw Schedule, which lists each payment amount and when it’s due. Payment points are tied to specific phases of work—e.g., “Start of Excavation.” This ensures we maintain positive cash flow for each project independently, rather than using one project’s funds to support another. Typically, payments occur every 3–6 weeks based on project milestones. But, the number of payments will vary depending on the length of the job.
Deposits vary by project but typically fall between 10–20% of the total project cost. This deposit covers immediate expenses like permits and down payments for product orders.
Yes-BUT. Your invoices will come through Buildertrend, our project management software, which allows for credit card payments. However, the transaction fee will be added to your total and can be significant—up to 2.99% of the invoice cost. Most clients opt for free ACH payments or paper checks to avoid these additional charges.
We don’t provide direct financing, but we can refer you to trusted local lenders for a Home Equity Line of Credit (HELOC) or Construction Loan. For smaller projects, our Buildertrend platform also provides financing options.
This depends on your financial situation and timeline. A HELOC is usually based on your home’s current equity, leaving your mortgage untouched. A Construction Loan, on the other hand, is often based on the future value of your home after the remodel and usually refinances any existing mortgage. Consult with your lender to determine the best route for you.
ESTIMATING, DESIGN, ENGINEERING & ARCHITECTURE
We don’t offer truly free estimates because a precise project cost requires weeks or months of exploration, involving our design team, trade partners, and you, the homeowner. That said, we do offer an initial preliminary budget range—after a free consultation in your home—to confirm budget alignment before formal design begins.
Once retained, we devote significant effort to Design & Estimation, ensuring your project plan aligns with your vision and finances.
We often say pricing remodeling by the square foot is like pricing car repairs by the pound—it just isn’t an accurate way to assess cost. For example, a large, open family room addition costs far less per square foot than a compact but complex bathroom or kitchen addition. Additionally, you should account for both new square footage and affected square footage, as both can influence the overall cost.
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- A minimum addition typically starts around $40,000–$50,000.
- Larger or more complex additions can cost ten times that or more.
We’re open to partnering with external design professionals on a case-by-case basis. An initial meeting helps define responsibilities for each phase. In some cases, involving your own designer may let us reduce our retainer if they absorb some of our usual tasks. However, coordinating with an outside designer can increase complexity and add layers of communication and documentation.
No matter which route you choose, we’ll work with you to keep the project on track and on budget.
Our initial budget is a starting point to confirm we share similar cost expectations. We base it on:
- Comparable Past Projects – Real costs from similar renovations
- Industry Benchmarks – Remodeling Magazine’s Cost vs. Value report
- Professional Experience – Accounting for current market conditions and unique variables
Final contract costs can sometimes deviate due to:
- Uncovered existing conditions found during design
- Expanded project vision during design
- Higher-end material selections
We can certainly deliver a project within that initial budget, but the dream project that gets developed may require more investment as the client hones in on exactly what they want. Once we dive into the design details, we keep you informed so you can make the best decisions for your investment.
Our design retainer is non-refundable. However, it’s extremely rare that we can’t craft designs that excite our clients. We’ll revise and present alternatives until you find a concept you love—balancing your vision with your budget can take multiple rounds.
Note that the retainer isn’t a profit source for us; it’s a commitment that enables us to invest the time and resources required for you and our team to fully explore and understand your project. Our 2–4 month Design & Estimating process involves analyzing existing conditions, exploring viable options, and accurately forecasting costs. Both you and J.S. Brown & Co. take a leap of faith—trusting in the process to produce a final plan that fulfills your needs at a realistic price point.
We design most projects in-house, but if an outside architect or engineer is required, we’ll handle hiring and include their services within our package.
No. We only design projects we intend to build. Our design services aren’t a standalone profit center, so we don’t offer design-only contracts.
“Design-Build” means we handle both design/estimating and construction under one roof. Our design and sales team works closely with our construction team to streamline budgets, speed up estimating, and prevent communication gaps. You’re never stuck coordinating between separate design and construction firms.
Process & Living with Construction
PROJECT TIMING
‘Once you approve the design and preliminary probable cost, we schedule a labor confirmation at your home to review and finalize the installation details so we can preparethe construction contract. After that meeting, our Production Manager can provide a predicted timeline for us to include in the contract.
- Typical construction durations range from 3 months for smaller projects to 4–6 months for mid-sized projects.
- Very large or complex projects can extend beyond a year.
The Design & Estimating phase usually spans 12–14 weeks, depending on project complexity and how quickly selections are made. After you sign the construction contract, we incorporate predicted start and finish dates. The predicted start and finish dates are included in the construction contract and are confirmed after materials are ordered and permits are received. Timing depends on:
- Finalized designs and material selections
- Zoning and HOA approvals
- Building permits and lead times
- Labor availability
Most projects begin 10–12 weeks after contract signing.
MATERIALS & SELECTIONS
Managing materials is more complicated than most clients realize. We prefer to supply all materials, as it reduces mistakes, delays, and confusion. However, exceptions can sometimes be made on a case-by-case basis.
Yes, we do! Our showroom houses a changing assortment of samples, and we often order specific samples for individual projects to best fit your tastes.
Although we can supply appliances, it usually doesn’t save you money because appliance showrooms often provide minimal contractor discounts. They also handle installation and warranties directly. If you still prefer us to coordinate your appliance purchase, we’re happy to help—but most clients find it more cost-effective to go directly through the showroom.
We keep a rotating selection of popular samples in our showroom and often bring in additional samples to tailor options for each client. For more broad selection options or to find specialized items, we set appointments at local partner showrooms with experienced staff members to ensure you find the perfect fit.
Yes. We add a markup to cover the overhead of comprehensive project management, warranty support, and business sustainability to all job costs. This ensures we can:
- Attract and support the best team
- Oversee every detail from design to construction
- Vet trusted suppliers and subcontractors
- Maintain licensing, training, and insurance
Our in-house design staff guides you from floor plan concepts to final finishes. Some clients prefer a hands-off approach, trusting us to present curated selections. Others enjoy shopping with us at local showrooms. You’ll never be left to navigate material choices without our support.
No. While we have preferred vendors based on value, variety, and customer service, we’ll deviate if needed to get exactly what you want. We do steer clients away from products or providers we know have a problematic history.
Most clients want complete project management from J.S. Brown & Co., so our price is all-inclusive. Your proposal set will include plans and specifications that list and explain every labor component and all materials included. Anything not covered in our contract will be clearly noted to avoid confusion.
Our pricing already accounts for any contractor discounts we receive, and then we apply our markup on actual project costs (labor, materials, and subcontractors). These discounts result from our purchasing volume, credit rating, and product expertise—advantages that help streamline your project, not simply pass along lower prices.
CONSTRUCTION
We offer a five-year warranty on all materials and labor we provide. We also offer affordable maintenance and seasonal services through our Small Job Division to protect your investment and keep your remodel looking its best.
TV shows and online content often leave out overhead, permit costs, and true labor rates, or receive product sponsorships. These factors make the final cost appear artificially low. We factor in everything—from design and engineering to project management, permits, and premium materials—to deliver a high-quality result that meets local codes and your specific needs.
It depends on your project’s storage needs and whether a dumpster might block garage access. We often need at least one car’s worth of space for materials. We’ll confirm these details at the Pre-Construction meeting.
Actually, it’s a combination of both. As a Licensed Home Improvement Contractor (HIC) in Ohio, we provide skilled labor with both in-house employees and through trusted subcontractors. Our own team typically handles demolition, framing, trim carpentry, and tile work. Specialty and mechanical trades (electrical, plumbing, HVAC) are almost always subcontracted. All work is supervised by our Project Managers and Lead Carpenters.
Yes, some clients prefer us to handle painting. Because painting is one of the last steps, you can choose to do it yourself or hire us. Keep in mind, a professional paint job can make a big difference in the final look of your project.
Many clients choose us for a turnkey approach—where we handle everything. However, if you want to tackle or outsource specific tasks, we’ll consider it case by case. We’re more flexible on early or late-stage tasks (e.g., demo, painting) since they won’t disrupt critical scheduling.
Mid-project work, such as framing or mechanical installations, must remain under our direct oversight to ensure quality and timeliness.
All decisions will be made based on our confidence in providing the quality management and finishes project our clients expect of us.
Typically, the space remains unusable for the entire process since cabinets, fixtures, and appliances go in near the end. The timeline varies based on complexity, structural changes, and material choices:
- Simple bathroom: Can sometimes be completed in about a month.
- More complex bathroom: Often takes 3–4 months.
- Major kitchen remodel with structural changes: 4–5 months.
- Simpler kitchen remodel: 6–8 weeks.
Projects that move walls, rearrange plumbing, or involve custom materials can extend timelines.
Yes. We typically place a lockbox on-site with a key so our team can begin and end their workday without inconveniencing you. If you use electronic security systems or keypads, we’ll need a way to disarm and rearm them. Some monitoring services can set up a temporary code for our team.
In almost all cases, yes. If local restrictions or site constraints prevent placing a dumpster on-site, we’ll haul debris to our office dumpster, but that adds extra labor and transport costs.
Remodeling TV shows compress weeks or months of work into a single episode, skipping or glossing over entire steps for entertainment. Our thorough approach includes:
- Detailed Design & Planning
- Permits & Approvals
- Coordinating Trade Partners
- Managing Unforeseen Issues
We prefer to be realistic with timelines so you can plan accordingly—and to ensure quality craftsmanship without cutting corners.
Final Note
We hope this FAQ addresses your most pressing questions about working with J.S. Brown & Co. If you have additional concerns or need clarification, please feel free to reach out. Our goal is to ensure a smooth, rewarding remodeling experience—from the earliest planning stages to the final walk-through and beyond.
