Red flags and napkin pricing: signs you shouldn’t go there

By Jacob Kirst

“They gave us a ballpark price.”

“We thought we had a fixed quote.”

“Now we’re way over budget, and we haven’t even started.”

We hear this from frazzled homeowners who come to us looking for solutions after other builders have let them down.

In fairness, not all builders mislead intentionally. But without the right process and partnership, even well-intentioned estimates can quickly become costly surprises.

Watch for the traps

How do you avoid getting lost in big problems? Look for these:

Fast quotes, transactional estimates

A builder might offer a quote after one short site visit or phone call. But how can they price your dream if they don’t fully understand it?

• Have they asked about your long-term lifestyle needs?

  
  

• Have they explored how you want to live in your home?

  
  

• Have they presented creative options based on how spaces can work better for you?

If not, you’re getting a transactional estimate and nothing else.

Lagois Design∙Build∙Renovate’s guided design process means real conversations and collaborative exploration. Your goals deserve much more than guesswork.

No reference to zoning, structure, or design feasibility

Every site and every home has constraints, from bylaws to load-bearing walls to grading and access.

If your builder hasn’t looked at zoning regulations or isn’t working from design drawings that respect your site, their number is a guess.

A proposal without feasibility checks is like planning a road trip with no map. You might get there, but you’ll likely take wrong (and costly) turns along the way.

At Lagois Design∙Build∙Renovate, we begin every project by truly listening. We take the time to understand your visions, values, and the deeper “why” behind your goals. From there, we conduct a thorough investigation from site analysis to architectural review so we’re designing and quoting from a place of truth, not assumption. This ensures every decision is grounded in clarity, purpose, and the lifestyle our clients aspire to create.

Vague descriptions such as “mid-range finishes”

What does “mid-range” mean? What does “custom kitchen” really include? Without specifics, you’re left to fill in the blanks. Those blanks often cost tens of thousands more than expected.

Ambiguity benefits this kind of builder. It doesn’t benefit you.

Lagois Design∙Build∙Renovate builds proposals around detailed specifications. We guide you expertly in your selections, keeping you within your investment goal, so you know the exact quality and level of finishes, fixtures, and features and there’s no ambiguity. There are no surprises.

No discussion of contingencies or allowances

Renovations, by nature, involve unknowns. Old framing, hidden wiring, and permit delays are part of the process. If a builder promises nothing will change, or doesn’t talk about allowances or potential incidentals; if they’re not educating you from the start, they’re not setting you up for success.

At Lagois Design∙Build∙Renovate, we are honest with you from day one. Our process includes realistic contingencies, so you’re protected. You can plan with your eyes wide open.

Our promise: we protect you

At Lagois, we believe your home is too important to gamble with. That’s why we’ve built a process that protects your investment and respects your trust.

Our Design Phase is where your project is imagined, tested, and priced. By the time we break ground, we’ve answered the hard questions, planned for what’s ahead, and created a roadmap that’s as clear as it is inspiring.

Perfecting the Art of Living is about more than beauty. It’s about confidence, clarity and care at every step of our journey together.

If you’ve received a proposal that feels “too good to be true,” it probably is. If so, we’re happy to offer a second opinion.

Let’s start with a conversation and then move forward from a place of trust.

Jacob Kirst is President of Lagois Design∙Build∙Renovate.