January 2026
Budget overview and project options for our review
Decision needed by Feb 11, 2026
If we want Oe (interior designer) involved, she needs a yes/no by this date.
| Project | Construction | We Buy | Total | |
|---|---|---|---|---|
| A | Two beds + two baths (2nd floor) | $217,200 | $21,000 | $238,200 |
| B | Four Seasons room | $99,000 | $2,000 | $101,000 |
| C | Laundry + master bath Requires Project B | $126,300 | $16,000 | $142,300 |
| D | Patio | $51,000 | — | $51,000 |
| E | Gym extension | $69,780 | $500 | $70,280 |
| All 5 Projects | $563,280 | $39,500 | $602,780 |
Construction = Brian's labor + materials + 20% GC fee
We Buy = Fixtures we purchase directly (no markup)
Base construction: $469,400
GC fee (20%): $93,880
Plumbing fixtures: $20,000
Tile: $9,000
Lighting: $7,500
Appliances: $3,000
These are placeholders — actual cost depends on selections.
Doing all 5 together saves on shared costs and trade mobilization.
Natural groupings:
A+C share plumbing/electrical · D+E share sitework · B shares exterior trades with A/C
Oe is optional. We can use her for all projects, part of them, or not at all. Decision needed by Feb 11.
No markup on products — billed at vendor cost. Travel at $170/hr; expenses at cost.
Brian Hopkins
Architect / GC — Hopkins Arch+
917-584-2020
Oe Innis
Interior Designer — Innis Interiors
610-348-5810 · oe@innisinteriors.com