You Have the Plans. We’ll Build Them.
We build our own projects, and we build for other people. Townhomes, small multifamily and infill housing in Seattle, Bellevue, and Kirkland.
Infill Housing Is Its Own Problem
Most general contractors who are good at custom homes are not good at townhomes, and most who are good at large multifamily won’t look at a 12-unit site. Infill housing sits in an awkward middle: too repetitive to build like a custom home, too small to carry a big GC’s overhead.
That’s the only thing we build. We’ve delivered over 100 homes on Seattle infill sites, almost all of it four to twenty-five units at a time. The sequencing problems, the tight-site logistics, the SCL and SPU coordination, the party wall details that leak if you get them wrong. That’s our whole résumé, not a division of it.
Three Ways People Come to Us
Owners building one project
You own the land, you’ve got a permitted set, and you need someone to build it without treating you like a science experiment.
Developers without a construction arm
You do the deals. You’d rather not carry crews, or your usual GC doesn’t want a site this size.
Owners from our development side
If we entitled it, we already know every decision behind the drawings. Handoff friction goes to roughly zero.
A Builder Who Sits on the Owner’s Side of This Table
Preconstruction worth paying for
Constructability review, real subcontractor pricing rather than square-foot guesses, value engineering while changes are still cheap, and a schedule built from actual trade durations. Most of the money on an infill project is won or lost before anyone breaks ground.
A builder who develops
We’re the owner on our own projects, so we know which change orders are legitimate and which ones are a GC protecting a bad bid. Ours are the first kind.
Trade relationships that hold
Repeat volume in one market with the same subcontractors. When the framing crew is deciding which job to staff on Monday morning, that relationship is the whole ballgame.
Reporting you can use
Monthly cost-to-complete, schedule variance and photos, in a format your lender will accept for draws.
After-close support
We warranty our own homes and staff it in-house rather than routing it to a call center. That same team is available on projects we build for others.
Two Common Paths
Every project is scoped on its own, and we won’t commit to a price or a delivery method before we’ve seen a set.
Preconstruction first
A fixed-fee preconstruction engagement, usually starting at permit submittal, producing a budget, a schedule and a constructability report. If we both like where it lands, it rolls into a construction contract with that pricing as the basis.
Direct to contract
For a permitted set with a complete scope, we’ll bid it straight. Slower to a reliable number and less room to fix problems, but some schedules require it.
Contract structure, fee and delivery method are negotiated per project. We’re a registered Washington general contractor, bonded and insured, and we’ll provide current certificates with any proposal.
What We Don’t Take On
- Single custom homes. Different business, different crews, different pace.
- Ground-up commercial. We build housing.
- Projects already under construction. We don’t take over a job mid-build. Someone else’s framing, someone else’s subs, someone else’s warranty exposure, and no way to stand behind the parts we didn’t do. We start at preconstruction or we don’t start.
- Work outside Seattle and the close-in Eastside. Our subcontractor base and our permit knowledge both stop at a certain radius, and pretending otherwise costs you money.
- Projects where the owner wants a number before there’s a set to price. A budget without drawings is a guess, and a guess you rely on becomes a change order later. We’d rather lose the job than start it that way.
Send Us the Set
Tell us about the project and share whatever you have: plans, a permit number, even a site address. We’ll tell you within a week whether it’s a fit.
Reach us directly.
Our project inquiry form is briefly offline while we finish setup. Email hello@olsenanderson.com with the project address and unit count, and attach whatever drawings you have.
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