Ventana Construction LLC

(206) 932-3009
www.ventanabuilds.com

Services Provided
Remodeling, custom home building, additions, garages, backyard cottage/ADUs, pre-construction estimating and consulting, and educational workshops

Areas Served
Seattle, Mercer Island, Medina, Clyde Hill, Bellevue, Burien, Normandy Park, Des Moines

Business Description
Ventana Construction is a full-service professional remodeler and custom home builder. We build custom homes from the ground up as well as large-scale remodels and additions. We also work with clients on smaller projects, such as basements, kitchens, baths, dormers and decks.
We provide pre-construction consulting and estimating.
We offer a free workshop in our Seattle office for those interested in learning more about the remodeling process.
Call 206-932-3009 to reserve your space!

Certification and Awards
NAHB Certified Graduate Remodeler and Certified Aging-in-Place Specialist, REX award winners 2009, 2010, 2012, 2013, Chrysalis Award winner 2010, Professional Remodeler Design Awards 2012
Seattle Remodeler & Custom Home Builder Best of Houzz 2012, 2013, 2014
Contact:
Anne Higuera CGR, CAPS 
Type:
 
Address:
5458 California Ave SW
Seattle, WA 98136 
Fax:
(206) 932-3902 
License #:
VENTACL973DD 
Ventana Construction LLC published an ideabook

Contracting Practice: Marketing Your Business

To keep those projects rolling in, combine old-school techniques with the latest in high-tech networking Full Story
     Comment   last Monday
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Timberlane Inc.
Viridian, that is absolutely true, but they are a potential customer, so you still need to take the time, if you want to see where the engagement will go. Even if they are just price shopping, strong engagement and making the customer feel heard and helped goes a long way to justifying the spend in their eyes. Then, even if THEY are not the customer, their friends or others may be, on their recommendation. Word of mouth spreads through ALL customers, not just the paying ones.
last Friday at 6:22am     
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Zach Hyatt (Territory Sales Manager)
Great advice. We are going to see so much growth from the people and companies who make the most of their online exposure.
last Friday at 12:34pm   
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   Comment   July 15, 2014
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Ventana Construction LLC
Hi - sorry, we don't have that information. The homeowner had this before we started the project. I believe it is gas.
July 15, 2014 at 11:08am   
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Ventana Construction LLC commented on a discussion
     Comment   July 15, 2014
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Ventana Construction LLC
It is glass - this is Moda Vetro ES07 - it came from Pental Marble & Granite http://www.pentalonline.com/lines/glass/modaVetro.php
July 15, 2014 at 10:13am   
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     Comment   July 14, 2014
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peppiesully12
Can this be customized to fit a 60 inch area
July 13, 2014 at 5:43pm   
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Ventana Construction LLC
Absolutely. It's a custom cabinet so could be any size.
July 14, 2014 at 10:18am   
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Ventana Construction LLC commented on a discussion
   Comment   July 7, 2014
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Ventana Construction LLC
Hi - paint colors are
BLUE = C2-258 A SORCERER (This paint is C2 brand)
GREEN = PRATT & LAMBERT 16-28 SPLIT PEA
WHITE = PRATT & LAMBERT 16-1 SNOFLAKE
July 7, 2014 at 8:38am     
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Ventana Construction LLC commented on an ideabook

Contractor Fees, Demystified

Learn what a contractor’s markups cover — and why they’re worth it Full Story
     Comment   July 4, 2014
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Ventana Construction LLC
@qofmiwok, these are all great questions. It is indeed a "chicken and the egg" scenario. Contractors can't price your project until you have plans, and you may not want to pay for plans until you know what the project will cost. At some point you have to take a leap of faith (after finding a contractor you trust and hearing their ballpark estimate of cost) and pay for preliminary plans.

Schematic design will yield a floor plan, possibly elevations and a scope of work. With that in hand, a contractor can provide a much more accurate estimate of cost. It's still not a final cost because you haven't selected things yet, but it will give you the confidence to move ahead with the rest of the design work.

Some contractors charge for line item estimates and others don't. We have frequently been hired to do detailed pre-construction estimating, both at schematic design and as a part of "value engineering" to keep the project design in line with a target budget.

Many architects recommend interviewing contractors at schematic design. There is enough information to generally evaluate how the builder will approach the project, learn how they work and see if they are a good fit for you and your project. With schematics you also start to get a consensus about likely cost. If you are considering contractors with similar business models and experience, their estimated costs at this stage are usually in a close range. A very low or very high estimate may indicate a different business model, a different expectation about the finishes, or a different customer service experience. Working with your architect to evaluate estimates will help you understand the differences.

Selecting a contractor during schematic design allows you to reserve a space on their schedule and have their attention and input during the balance of design work. When our company is hired for a project, we identify the lead carpenter who will work on it, and have them involved in the detailed pricing that happens as the construction date approaches so that they are able to hit the ground running when the project starts.

Do ask about labor rates and markups, but know that they are just part of the pricing structure. General conditions costs like supervision, cleanup, material acquisition, site protection, etc. can be covered in overhead or can be individual line items in an estimate. You can definitely ask about general cost per foot to build, but know that it has a limited value. It will only help you understand generally what building costs, but will not tell you what your project will actually cost.

On the question of least and most expensive, I would say that a low price at the beginning does not necessarily mean a low price at the end. Focus on the quality of the work and customer service, select a company with a good reputation that is well organized and that you like, and pay what it costs to hire them. The cost of hiring a low-priced, poorly organized company that does shoddy work and you have to fire cannot be quantified. But you can save yourself that trouble by paying the right amount of money to hire a well qualified company.

Don't be shy. Ask these questions of the contractor you like and see what they have to say about their processes and the services they offer ahead of being hired for a project.
July 4, 2014 at 9:55am     
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Michelle Portesi
@mylilremodelproject - That is a GORGEOUS staircase. And it's one I wouldn't have attempted to design construction wise myself. That's why God created architects! Or even better, the craftsmen who specialize in building staircases. Having truly knowledgeable and skilled tradesmen are invaluable to construction companies, designers and homeowners alike. I have certainly relied on a master staircase builder on a few projects.
July 8, 2014 at 9:32am     
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qofmiwok
Michelle Portesi Thanks for the input. I am very aware of what products cost and am great at choosing just the right thing to buy that is the best value (for me at least what that means is it looks good and is good quality, but I'm not paying extra for bells and whistles or for status.) And you are right that when you're talking about a high end house, nobody can get it through their heads that I don't want a $5000 commercial stove plus $5000 double wall ovens when I've used 2 ovens at once only a handful of times in my life.

One reason I would go with a higher end contractor is to get high quality work. Do lower end contractors have as good of subs? Or do the better subs work on the more expensive projects? I suspect the latter, and I do like attention to detail as we're talking about a $2m home. But also, there are numerous large picture windows that need to be replaced, large beams which are needed to make longer spans, etc. Seems like the higher end guys probably have more experience with that type of thing. But maybe you're onto something, and I should look for at least a mid-range contractor rather than a high end contractor. Maybe cost-wise I don't want someone who also works on $5M homes.

But I'm surprised to hear you say labor is cheap, because what I learned in my bathroom remodel is the opposite. What I came away with is to spend any amount of money you can on materials to make the job easier for the contractors, because at $55 an hour (or whatever your labor cost is), it adds up quickly. For example, solid surface shower wall panels seem expensive, but they are so quick to put up compared with tiling, it ends up way cheaper than tile. And spending more on rectified tiles (which are perfectly flat) is worth it compared to cheaper ones which are not perfectly flat. You quickly make up for the extra cost with less labor.

Lastly, the 10% figure is interesting but leaves a lot to be desired. In some areas $2m is considered a lower end home, for example when it's in a desirable location and the land itself might be $1m or more. That would imply an average $200,000 kitchen; I don't think so. 10% of construction costs would be more realistic for an average. Maybe that's what you meant?
July 13, 2014 at 6:43pm   
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Ventana Construction LLC commented on an ideabook

10 Things to Ask Your Contractor Before You Start Your Project

Ask these questions before signing with a contractor for better communication and fewer surprises along the way Full Story
     Comment   June 28, 2014
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Ventana Construction LLC
@chrisfocus, there are a number of ideabooks about working with an architect. They are all under Ideabooks/Architecture. Try this one Ideabook: How to Hire the Right Architect: Comparing Fees and this one Ideabook: Go Beyond the Basics When Interviewing Architects
To find architects to interview, you can view portfolios on Houzz, selecting by your metro area. You can contact the American Institute of Architects (AIA) for assistance. Ask co-workers, look for homes under construction that you like and ask who the architect is, look in local magazines for work you like, do a local Google search. You can also call contractors whose work you like. We frequently have homeowners call us first, and offer a list of 2-3 architects who we think will be a good fit for their project. Hope your project goes well!
June 28, 2014 at 8:47am   
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Prime 1 Builders
Chrisfocus,
The American Institute of Architects is a good place to start. AIA.org is a great resource. They also have local chapters that architects are members. We also give recommendations to clients of names of architects that we have worked with in the past. We also offer design build services at our company if that is the direction you would prefer to go towards. We have a really good article that we wrote on our blog on our website about what design build offers to the bottom line, that is your money. www.Prime1Builders.com under the News & Blog section. It all depends on what direction you want to go.
June 30, 2014 at 5:01am   
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Review by Motionspace Architecture + Design:

I have worked with Anne and Clarence and the great team they have assembled on several projects that I have designed for my clients. Ventana brings a truly prof...
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Review by litepin:

We hired Venatana Construction to do our master suite and home entry remodel. We could not have been happier not only with the craftsmanship, but also with the...
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Review by skiphotomatt:

This was our first remodel and we can't say enough about our positive experience with Ventana. We interviewed a number of individuals and companies but were bey...
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Review by Jacobe Chrisman:

We hired Ventana earlier this year to remodel our basement and update a good portion of the electrical, plumbing and gas lines in our 1950s era house. We really...
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Review by sharrison_9947:

After checking references and talking with multiple contractors, I decided to work with Ventana to add a dining room to my house. This was my first major renov...
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