Step 2
Scope & Contractor Proposals
This step applies to Design & Construction Concierge projects, where Palm Club is involved in contractor selection and pre-construction planning.
Once your goals, style, and budget are defined, we translate them into a clear, buildable scope and originate contractor proposals that reflect real pricing, real assumptions, and real execution conditions.
This step ensures every estimate is accurate, every inclusion documented, and that every contractor is aligned before detailed design begins.
What Happens In This Step?
1. Finalize the Scope of Work
We translate the outcome of Discovery into a clear written scope that captures everything you want to achieve – from full-home remodels to targeted kitchen or bathroom updates.
Each space is defined in terms of what will be renovated, replaced, added, or preserved, so all proposals reference the same information. This avoids scope drift and inconsistent pricing later.
2. Engage Preferred General Contractors
Palm Club maintains relationships with a small group of trusted, licensed general contractors who have a proven record for quality and fairness.
Every GC we recommend has either:
Completed work on one of our own personal or client projects, or
Worked alongside us on prior design projects where we’ve verified the outcome and workmanship firsthand.
Each selected contractor is invited to the property for a site walkthrough led by our team, where scope, design intent, and budget expectations are clearly communicated.
3. Proposal Origination
Each general contractor prepares a comprehensive written proposal that details:
Exact areas included in the renovation
Labor, materials, and allowances
Timeline estimates and milestones
Exclusions or optional elements
We guide this process closely to ensure consistency between proposals.
How Palm Club Reviews and Protects You
Line-Item Review and Clarification
We analyze every proposal for:
Scope completeness. Confirming that all design requirements are included
Pricing fairness. Comparing with current market rates and recent projects
Accuracy and alignment. Identifying inconsistencies, missing allowances, or underestimates
If any item looks off, we question it.
It’s common for us to flag vague wording like “Renovate kitchen” and have it rewritten to specify “Remove existing cabinetry, install new custom cabinetry per drawings, quartz countertop, plumbing rough-ins included.”
This level of detail eliminates miscommunication and hidden costs later.
Clarifying Inclusions vs. Exclusions
One of the most valuable parts of this step is documenting what’s not included.
Omissions often cause more confusion than pricing itself, so we make sure you know exactly what will and won’t be handled by your GC.
Comparative Evaluation
Sometimes one contractor fits the project best; other times we’ll present multiple proposals for you to compare.
We summarize key differences and make recommendations based on quality, value, and fit – not simply lowest price.
Your Relationship with the General Contractor
Palm Club is not a licensed general contractor. You will contract directly with the GC you select.
For Design & Construction Concierge clients, Palm Club acts as your owner’s representative during pre-construction, guiding proposal review and scope alignment.
Once construction begins, the general contractor is responsible for permitting, scheduling, and on-site management, while Palm Club remains involved for design coordination, material procurement, and oversight.
Deliverables From This Step
By the end of Scope & Contractor Proposals, you will have:
A refined, detailed scope of work aligned with your budget
One or more vetted GC proposals, reviewed for fairness and accuracy
A recommended contractor with whom you’ll contract directly
A locked architectural scope that allows design to proceed without rework
How This Step De-Risks the Project
Prevents under-scoping and surprise costs during construction
Guarantees pricing is benchmarked against fair market value
Documents all inclusions and exclusions to avoid disputes
Locks in the architectural scope so design and material selections stay aligned
Common Questions
How many contractors will bid?
For Design & Construction Concierge projects, this depends on scope and fit. Sometimes one trusted GC is ideal; other times two or three are invited for comparison.
Can I use my own contractor?
Yes. For Design & Construction Concierge projects, we can review proposals from your chosen contractor for scope clarity and completeness. For Design & Procurement Only projects, clients manage contractor selection and execution directly.
Do you charge extra for this stage?
How long does this take?
Next Step
After scope and contractor alignment, all projects move into Design Development & Layout.
For Design & Construction Concierge clients, design is developed in coordination with the selected general contractor to ensure buildability and pricing alignment.
For Design & Procurement Only clients, this step is reached directly after Discovery, without contractor proposal origination.
In the next phase, we create scaled drawings, layouts, and elevations that translate the approved scope into a build-ready design foundation.
