" You dream it – We build it”

JOHN JACK CONSTRUCTION, INC.

Business (253) 639-3852, Fax (253) 630-1683 Email johnjackc1@johnjack.com

18318 SE 280th Street Kent, WA 98042

I've known since grade school that I was going be a builder. "Building forts as a kid was one of my favorite hobbies,"

In September of 1978 Jack Construction was created. In 1979 I completed my first custom home in Tacoma, WA and in 1984 I sold my first spec. home. I enjoyed building on speculation because it allowed me to showcase what I wanted in a custom home.

By 1988 John Jack Construction became John Jack Construction, Inc. I was building between six and eight homes a year, most were homes built on speculation and most were sold before they were started and almost always sold before completed.

In 1990  John Jack Construction, Inc. bought a five acre parcel in NE Tacoma and developed it into six individual building lots complete with a paved curb and gutter road, sidewalks, sewer and all utilities. Six beautiful homes were built and a lot of future exposure and work was procured.

    Federal Way  --  Floating Mirror w/recessed low voltage lighting     

Most of the work John Jack Construction, Inc. does today is remodeling, renovations and custom homes. I also allow my clients to have total control of the finances if they want. The projects are put out to bid as much as possible to know where total costs of project are in advance. As long as home is built according to plans and specs. set forth in the beginning, the project should come in on target.

   John Jack Construction, Inc. offers an in house design service if necessary and also has interior designers available as well.

    Normandy Park     

Building process

When I get asked to bid on a project.  I like to compare it to entering a “Lottery”. You are usually competing as a rule against two or three other Builders, and that’s good because it keeps the customer engaged and informed about the project at hand also the Builder is more apt to be a lot more accurate with the estimating. You give it your best shot and hope your presentation meets or exceeds you’re your competition and you are awarded the job.

This process can take as much as 2, 3 or 4 months depending on the level of the size of job and the specifications that are available to work with.  Once this phase of the project has passed and the job has been awarded, generally as a rule another three to four weeks will pass adding items and or deleting items to get the cost of the project into the budget of the client.

Now that we have spent in the neighborhood of 3 to 4 months putting together a package that is both financially and with mutually agreeable specifications to me and my clients and we know that the job is viable, an application for a building permit is made. This process can take anywhere from 2 months to 1 year or better. By the time a building permit is in hand the project can start.

 If you are doing the math any where from 6 months to a year has passed since the bids were obtained to arrive at an acceptable price to build house.

    NE Tacoma  -  Slab Granite Counter tops     

    Auburn     

    Fall City  --  Cable Rails     

    Auburn     

    Mill Creek     

    Mill Creek  --  Boiler for radiant floor     

    Federal Way    

I feel that one of the keys to my longevity is the personal interaction with the customers. When I'm working with a custom client, I try to get them as involved with the entire process as they wish to be".

     Lake Meridian "Kent, WA     

I have always been upfront regarding the disclosures of allowances and schedules, including construction draws and the bidding process. It's flat out embarrassing what it cost to build these days, We (Builders) all make the same dollar on a project. In 30 years of  building custom homes if there was a way to make more I'm sure I would have figured it out by now. It makes no sense doing a shell game disguising profit margins and line item amounts. Just show everything upfront and you will be respected for it.

It's a completive world out there. When bidding out a home, the bid prices should not be more than 2% to 3% difference. We all buy our concrete, lumber, windows, trusses etc. from the same people. The only difference should be in the level of competence of the subcontractors involved. All subcontractors need to show proof of Licensed and Bond and Insurance.

     Federal Way      

These subcontractors are also competing against other subcontractors who are buying their       supplies from the same suppliers. So the subcontractor whose bid is vastly different from another is either not bidding on the same specifications or is not licensed and bonded. There is no such thing as a “free lunch” it’s the old adage that “You get what you pay for”.  If I’m paying more for a subcontractor using the same set of specifications than another Builder is, it’s most likely the quality, experience and competency of that subcontractor. Remember that “You get what you pay for”. If you want cheap you get cheap.

Once a commitment is made and agreed on I prepare book (3 ring binder) that includes all documents relevant to the project. It has Construction specification, Contract, Building permit, cost breakdown, engineering and all written bids that were obtained to arrive at final price. This book is invaluable; it has all relevant information to refer to during and after the home is complete. I keep it readily available to have all information regarding the house. I make a duplicate book to give to the customer also.

    NE Tacoma  "HARBOR POINT"     

    Lake Sawyer  --  Curved Staircase & Bannister     

    NE Tacoma  --  See Through Fireplace     

    Under counter mounted sink    

     Mill Creek  --  Heating tubes for radiant floors