Decide phasing strategy and where the family lives

The phasing decision

You have two basic paths:

All-at-once with full move-out

The standard path. Family moves to a furnished rental for the duration. GC has the house to themselves. Project finishes faster, costs less in total, has fewer change orders.

• Project duration: 6–10 months of construction.
• Move-out: entire project duration.
• Total project cost: the bid number.
• Family disruption: high but bounded.

Phased: kitchen first, bedrooms later (or rotation)

You stay in the house. The GC works one section at a time — kitchen and addition first, then bedrooms, then primary suite. Each phase ends with a livable section.

• Project duration: 12–18 months of construction (each phase has setup/break-down overhead).
• Move-out: maybe partial during each phase.
• Total project cost: typically 15–25% more than all-at-once. Multiple mobilizations, multiple inspections, more dust containment.
• Family disruption: lower-intensity but longer.

Hybrid: shelter in place during quiet phases

You stay in the house during framing and exterior work, move out for the noisy/dusty interior phase, move back for finishes. Some families do 6–10 weeks out, the rest in.

• Project duration: standard 6–10 months.
• Move-out: 6–10 weeks for the worst phase.
• Total project cost: roughly the same as all-at-once.
• Family disruption: moderate.

Which to pick

For most band-3 projects with kids or working-from-home, the hybrid path is the practical choice. Full move-out is cleanest but expensive. Phased is rare for a reason — it usually doesn't pencil out.

For band-4 down-to-studs projects, full move-out is essentially required. The house is unlivable from day one.

Builder's Risk insurance

A Course of Construction / Builder's Risk policy covers the structure during construction (fire, theft, vandalism, weather damage, sometimes more). Lender-required if you're financing.

Two structures:

• Owner-purchased policy. You bind, you're the named insured, the GC is added as additional insured. More common, more control.
• GC-provided policy under their portfolio. Cheaper sometimes, but you have less visibility into coverage.

Owner-purchased is usually worth the extra premium.

Tell your homeowner's insurer

Your existing homeowner's policy needs to know about the project. Most insurers continue coverage on the existing structure during construction with a notification; some impose a vacancy or major-construction surcharge. Don't skip this notification — an undisclosed major construction project can void coverage if you have a claim.

Where to find temporary housing (if moving out)

• Furnished month-to-month rentals. Inner-Seattle in a 2-bed runs $3,500–$6,000/month typical.
• Family or friend's ADU. Check rules on length-of-stay if you're paying rent.
• Short-term rental for the noisy phase. Some families do 6–10 weeks at a higher per-night rate.

Budget $25K–$80K for a 6–10 month full move-out, depending on neighborhood and unit size.