Your Licensed Builder Advocate for Every Construction Project
Hire a licensed builder to be on your side. I bring the technical expertise to evaluate bids, catch problems early, and guide every decision, so you move forward with confidence instead of stress.
I review proposals so you know what's fair, check work quality on active projects, and help you compare bids when three estimates all look completely different. You stay in control. I give you the knowledge to make confident decisions.
This service is sometimes called an "owner's representative" in the construction industry — but most homeowners just need someone independent and experienced on their side.
Independent builder guidance for homeowners navigating renovations, new construction, and major repairs in the Traverse City area. We review contractor proposals, compare bids on equal footing, and provide on-site oversight to ensure work meets code and your expectations. Second opinion reviews start at $99 — no contractor affiliations, just honest professional perspective.
What It Costs
Bid Review / Second Opinion
$250
Send me your contractor's proposal. I'll review the scope, identify what's missing or padded, and give you a written comparison so you can make an informed decision.
On-Site Assessment
$350
I visit your property, evaluate the issue in person, and give you a written report with clear recommendations before you spend a dollar on labor.
Ongoing Project Oversight
$125/hr
For major renovations and big projects, I monitor progress, review draws, check workmanship, and make sure what was agreed on is what gets built. Custom quoted based on your project's scope.
What This Service Includes
I Analyze the Project Strategy
I visit your home to look past the surface of the "problem" and look at the entire project lifecycle. My goal isn't just to see what's broken, but to determine the most efficient, cost-effective way to get it fixed correctly.
Situations where I provide the most value:
The Second Opinion
A contractor told you a repair is "mandatory" or "emergency," but you want a licensed builder with no skin in the game to verify if that's true.
The Complex Vision
You have a big idea (like a basement finish or a structural move) and need a technical roadmap before you start inviting contractors to bid.
The "Gut-Check"
You've received a quote that seems astronomically high (or suspiciously low) and you need a technical audit of the proposed methods.
You get a professional strategy and technical clarity before you sign a contract or spend a dollar on labor.
I Tell You What Needs to Happen
I help you understand:
- •What should be done
- •What doesn't need to be done
- •What a proper scope of work looks like
- •What materials and methods are appropriate
- •What to ask contractors before hiring them
This is designed to help you compare bids more accurately and identify potential gaps.
I Write the Scope of Work
This is the step most homeowners skip — and the one that costs them the most.
Before you send anything to a contractor, I put together a professional written scope of work — specifying exactly what needs to be done, what materials to use, and how the work should be performed. It's the same document a licensed builder would use to manage their own project.
When a contractor receives a clear, detailed scope from a licensed builder, they can't guess. They can't pad. There's no room to substitute cheaper materials or skip steps that aren't explicitly spelled out. Every bid comes back based on the same instructions — which means you're finally comparing apples to apples, not three completely different interpretations of a vague problem.
A well-written scope is the single biggest thing you can do to protect yourself before a project starts.
Pro Tip: A Professional Scope of Work = A Smoother Project
The secret to a successful renovation isn't finding the cheapest contractor — it's making sure every contractor bids on the exact same job.
Without a written scope, each contractor fills in the blanks differently. One includes demo and haul-away. One doesn't. One specifies name-brand materials. One substitutes whatever's available. The result? Three bids that look wildly different — and no way to know which one actually covers what you need.
When every contractor works from the same detailed scope written by a licensed builder, the bids become genuinely comparable — and contractors know there's no room to cut corners or pad line items, because the instructions are crystal clear.
This is also the most effective way to avoid change orders — the mid-project surprises that quietly double the cost of a renovation.
I Review the Bids
Contractor proposals can be vague, padded, or missing critical details.
I review them for:
You stay in control — informed, confident, and prepared.
I Check the Work
Once work begins, I can return to observe and report on whether:
This is especially valuable for homeowners who want peace of mind during big projects.
When Homeowners Call Me
You got three bids and they're all different
Each contractor included different things at different prices. You don't know what should be in the scope, what's overpriced, or what's missing entirely. I compare them side by side and tell you what's real.
Your project is already underway and something feels wrong
The work doesn't look right, the timeline has slipped, or costs keep climbing. You need a licensed builder to assess what's happening and give you the leverage to have a real conversation with your contractor.
You're about to spend six figures and you're terrified
Major renovation, new build, big addition — you want someone watching out for your interests from day one. I monitor progress, review draws, check workmanship, and make sure what was agreed on is what gets built.
Real Example: Crawlspace Encapsulation
A homeowner had multiple foundation and mold companies come through their crawlspace. The bids were all over the place — inflated prices, bundled services they didn't need, and scare tactics about mold remediation.
I walked the space and told them the truth: this isn't one job, it's three. Break it apart and call the right specialist for each piece.
Step 1: Hire an insulation company to lay the vapor barrier, spray foam the rim joists, and seal any areas where moisture could come up.
Step 2: Bring in an HVAC company to figure out airflow and conditioning for the space.
Step 3: Get a plumber to run a drain line for the dehumidifier.
The result: instead of one overpriced bundled bid from a company trying to sell them the most expensive solution, they got three focused scopes from specialists — each doing what they do best, at a fair price. The homeowner saved thousands and the work was done right.
That's what I do. I help you see the project clearly so you make smart decisions.
What I Do Not Do
To keep this service clean, transparent, and liability-free:
- ✗I do not hire contractors
- ✗I do not manage schedules
- ✗I do not handle payments
- ✗I do not act as the general contractor
- ✗I do not provide a warranty or guarantee of third-party contractor performance or code compliance
You maintain full control of your project.
I provide the expertise to help you navigate it with confidence.
Why Homeowners Choose 45th Parallel Home Maintenance
You get the truth — not a sales pitch.
Specific Projects I Help With
Crawlspace Encapsulation
Getting encapsulation quotes? I help you break down the bundled pricing and make sure the work is done right.
Learn moreAttic Insulation & Ventilation
Before you add insulation, I make sure your attic is ready for it — ventilation, air sealing, moisture sources first.
Learn moreBasement Finishing
Most contractors get below-grade moisture management wrong. I make sure yours doesn't become a mold problem.
Learn more❓Frequently Asked Questions
Ready to Get Started?
Whether you're facing a major repair, planning a renovation, or just got three bids that don't make sense — I'm here to help. Call or text to talk through your situation.
Consulting Disclaimer: Owner's Representative services are advisory in nature. 45th Parallel Home Maintenance provides professional opinions based on Licensed Builder experience but does not assume the legal liabilities, warranties, or responsibilities of the Contractor of Record or the homeowner. Final project decisions and contractor management remain the sole responsibility of the Client.
Explore Our Other Services
Seasonal Maintenance
Year-round preventative maintenance to keep your Northern Michigan home protected through every season.
Preventative Assessments
Comprehensive builder-led assessments with thermal imaging to identify issues before they become costly repairs.
Handyman & Home Repair
Skilled repairs and smaller projects handled directly.