Owner Protection
A GC bid is not just a price — it is a map of what is included, excluded, assumed, and left vague. Beach Home Drawings and Mythic help owners understand the scope before expensive surprises become change orders.
"Good builders welcome clear plans and clear scope. Bad systems depend on confusion."
The GC manages the work. You control the record.
What owners are dealing with before they find us
Before You Sign With a Builder
GC Bid Sanity Check
Before you sign with a builder, we review the bids for missing scopes, vague allowances, exclusions, and the line items where expensive surprises hide.
Build-Ready Package
A complete GC bid package: scope narratives, allowance frameworks, comparison templates, and interview prep — so you can evaluate builder bids on equal footing.
Project Controls
During construction: open-book budget tracking, draw request review, lien waiver tracking, and decision logs. The GC manages the work. You control the record.
Draw Request Review
Before money moves, we review draw requests for documentation completeness, cost alignment, and work-in-place confirmation flags.
Change Order & Decision Logs
Every verbal direction, agreed change, and scope addition documented in writing — so the end-of-project invoice has no surprises.
Material Procurement Planning
Windows, doors, flooring, cabinets, fixtures, lighting, and long-lead materials. We help owners think through material decisions before every selection becomes an allowance trap.
Plan Materials Before the Builder Controls the Allowances
Windows, doors, flooring, cabinets, fixtures, lighting, and long-lead materials can make or break the budget. We help owners think through material decisions before every selection becomes an allowance trap.
Allowance risk review · long-lead material planning · import vs. domestic planning · materials roadmap · owner-direct sourcing strategy.
Window, door, exterior envelope, and code-regulated products must meet local approval, labeling, warranty, installer, and AHJ requirements. Material selections should be coordinated with your engineer and permit path.