Frequently Asked Questions
Table of Contents
- About Riverbend Building LLC
- Understanding Our Consulting Model
- Getting Started
- Services & Process
- Project Timelines & Budgets
- Working with Subcontractors
- Practical Questions
- Understanding Yourself as a Client
About Riverbend Building LLC
Who is Riverbend Building LLC?
We are a family-owned and operated construction consulting firm with over 40 years of experience in the building industry. Licensed, Bonded, and Insured in the State of Oregon (CCB # 219646), we specialize in guiding homeowners through new home construction, remodeling, kitchen remodeling, bathroom remodeling, additions, and ADUs throughout Central Oregon, including Bend, Redmond, Sisters, Sunriver, Powell Butte, Prineville, and La Pine.
What makes your approach different from traditional general contractors in Bend and Central Oregon?
Unlike traditional general contractors who mark up every aspect of your project and control your money, we work as your expert construction consultants and advisors. You contract directly with subcontractors and suppliers, paying them for their work while we provide the expertise, coordination, and guidance to ensure your project succeeds. This eliminates layers of markup and gives you complete financial transparency and control over your Central Oregon building project.
Why did you move away from traditional fixed-price and cost-plus contracting models?
Over our 40+ years in the industry, we realized we were spending most of our time educating clients on best practices, explaining code requirements, demonstrating cost trade-offs, and helping solve problems—not just managing construction. Traditional contracting models create a significant gap between what clients expect to pay and what they actually pay at the end due to compounded contingencies, change order fees, and multiple layers of markup. Our consulting model aligns with how we were already serving clients and eliminates the cost escalation inherent in traditional models.
Understanding Our Consulting Model
How does your construction consulting model work?
We serve as your expert project management team throughout your construction journey in Central Oregon. You maintain direct contracts and payment relationships with all subcontractors and material suppliers, while we provide consultation, coordination, scheduling assistance, quality oversight, problem-solving, and education based on decades of experience. You pay us for our consulting time, and you pay subs and suppliers directly—we don't handle your money.
What does the cost difference look like compared to traditional general contractors in Bend?
Here's a real example: Let's say you want to upgrade a plumbing fixture mid-project during your kitchen remodel. In a traditional model, you pay more for the upgraded item PLUS the plumbing supplier's markup PLUS the plumber's markup PLUS the GC's markup (if cost-plus) PLUS a change order fee. The schedule gets adjusted, affecting every downstream subcontractor, pushing your move-in date further out. With our model, you see the actual fixture cost difference, discuss it directly with your plumber, and make an informed decision without layers of markup eating into your budget. Even if you have us visit the jobsite every time a subcontractor has questions, you're likely money ahead versus paying percentages on every element of your project.
Who is this consulting model best suited for?
This model is ideal for homeowners in Central Oregon who want to be involved and empowered in their building or remodeling process. If you're the type of person who wants to understand the "why" behind decisions, have real control over budget trade-offs, and build relationships with the people working on your home, you'll thrive with our approach. We've found that even clients who think they'll be hands-off discover they want involvement once the project begins—your home is often one of the largest assets in your portfolio. Homebuilding in the era before Home Depot and HGTV is in the past. You will likely hit a point where you want to jump in, have a say, make a change, and our framework allows and encourages that.
What if I'm a hands-off client?
If you're truly hands-off, you're likely better suited for a cookie-cutter house that's been built many times before with almost no variables, allowing for superior accuracy in move-in dates and final costs—as long as you don't modify, upgrade, or change anything after signing. Another type of hands-off client might be someone who isn't going to stress over daily aspects because they're focused on their work or hobbies. However, just know that being hands-off means paying a hands-off price, and many decisions will be out of your control. You have to know yourself very well before you approach any builder.
What if I don't know anything about construction?
That's exactly why we're here. With 40+ years of experience in residential construction, we've seen it all—from clients who think they need a general contractor to paint a room, to those who think they don't need one to erect an architectural masterpiece on a mountainside. We educate you through every step, explain trade-offs, familiarize you with code requirements, and help you make informed decisions about your Bend or Central Oregon project. If you think you don't have enough knowledge to make good decisions, that's ultimately up to you—we're offering to help you through our transparent pricing model.
Getting Started
How do I get started with Riverbend Building LLC?
Book an initial consultation through our website. This consultation allows us to assess whether we're a good fit for your project, discuss your goals, timeline, and budget, and explain how our consulting model would work for your specific Central Oregon building or remodeling project.
When is the best time to reach out about my Bend or Central Oregon project?
The best time is before you've even decided to purchase land in Central Oregon. We can talk through various aspects of the hunt for land, how to choose a realtor, what to look out for with HOAs, and how each of these decisions influences your cost. Many of our clients have worked with us multiple times across many years and see tremendous value in staying informed. That said, wherever you're at in the process—whether you're planning a new home in Sunriver, a kitchen remodel in Bend, or an ADU in Redmond—we'd love to connect and help however we can.
What happens after the initial consultation?
If we determine we're a good fit, we require a deposit before working with you on an ongoing basis. All future consultations are billed hourly, with payments made the same day as consultations. The deposit amount, hourly rate, and payment arrangements are discussed during the initial consultation, as every project and client relationship is unique.
Do you offer free estimates for construction projects in Bend?
No. The truth is, a significant amount of time and resources go into generating an estimate from the scope of a general contractor. While we do not offer free estimates, we have various options to help you be informed and prepared for every step of your construction or remodeling process in Central Oregon.
Services & Process
What construction consulting services do you provide in Central Oregon?
We provide consultation and guidance through all phases of residential construction projects in Bend, Redmond, Sisters, and surrounding areas, including:
- Land selection and evaluation in Central Oregon
- Realtor and architect selection
- Design review and material selections
- Permitting coordination and support
- Subcontractor vetting and recommendations
- Bid analysis
- Project scheduling and timeline management
- Quality oversight and inspections
- Problem-solving and conflict resolution
- Budget assessment and cost trade-off analysis
You decide what level of support you need for your project, and we tailor our involvement accordingly.
Do you help with permits and inspections in Bend and Central Oregon?
Yes. We offer various options to cater to the specific needs and goals of each client. This can range from full permitting coordination to final inspections, or clients can opt for a more hands-off approach where they take greater control over these elements. We guide you through the process either way.
For homeowners interested in pulling their own permits in Bend or other Central Oregon locations, here are helpful resources:
Do you help select architects, designers, and subcontractors for projects in Central Oregon?
Absolutely. We help clients through all phases, including selecting home designers, architects, interior designers, suppliers, and subcontractors throughout Central Oregon. We have a network of trusted professionals from our 40+ years in the business and can provide recommendations as you approach each element of your Bend or regional construction project.
How do I know if I'm getting the best price from subcontractors?
As a general practice, you won't know if you're getting the best price unless you obtain multiple bids for every item. We can walk you through what some of the trade-offs may be between different bids, but ultimately the decision is up to you, as it should be.
Can I hire you for just certain phases of my Central Oregon project?
Yes. We can contract for individual phases—whether that's land selection consultation in Sisters, permitting help in Redmond, design review, or construction oversight in Bend. It's up to you to determine what you need and to ask. We're open to exploring what makes sense for your project.
How do you communicate with clients during construction projects?
We communicate through on-site meetings, phone calls, texts, and emails—whatever works best for you. We often consult as a team, so you have access to multiple experts to bounce ideas off and think critically through what seem like unsolvable problems on your Central Oregon building project.
Project Timelines & Budgets
How long will my construction or remodeling project in Central Oregon take?
Unless you're paying for a specific plan that a contractor has built many times in the past, you may find that timelines vary greatly from whatever you set up as an initial expectation. There are so many variables to consider—permitting delays in Bend or Deschutes County, material availability, weather, subcontractor scheduling, design changes, and more. We are happy to talk through hypotheticals with you, but we want to set realistic expectations upfront rather than promise timelines we can't guarantee.
Why can't you give me an exact timeline or cost for my Bend construction project?
One of the key challenges in construction is the delta between the amount of money you expect to pay when you first start and what you actually pay at the end. This happens because contingencies are layered on top of each other across your entire project. Timing is almost always a point of contention for clients who undertake new custom builds or remodeling projects. We approach the process through information and education that comes from our decades of experience, helping you understand the variables that affect both time and cost so you can make informed decisions.
How much will my construction or remodeling project cost in Central Oregon?
Project costs vary enormously based on size, scope, finishes, site conditions, and countless other factors. Rather than giving you an estimate padded with contingencies, we help you understand actual costs as they arise. You'll work with us to obtain bids from subcontractors, evaluate options, and make trade-offs between budget, quality/fit and finish, and timeline based on what matters most to you.
Working with Subcontractors
Will subcontractors in Bend and Central Oregon take me seriously as a homeowner rather than a general contractor?
Yes. The subcontractor knows it's your money, so they will respect and prioritize you. When you take back control of the money and reduce points of friction, your project runs smoother and all parties have greater satisfaction. You have direct leverage: "Hey, it's me, the homeowner. We've had a hiccup with scheduling. I'd be willing to pay you cash as soon as you're finished and I've looked it over with you. Any chance you'd be available this weekend?" This kind of direct relationship and immediate payment incentive simply doesn't exist when a GC is the middleman. This is only one example.
What if a subcontractor does poor work on my Central Oregon project?
Poor workmanship is in the eye of the beholder—you are the ultimate inspector in terms of work quality. If you feel you're not able to adequately assess a sub's workmanship, we can definitely assist in looking things over with you at every step of the process, should you require it. Since you have direct contracts and direct payment relationships, you maintain control over approving work before payment.
How do warranties work if I'm contracting directly with subs?
You receive the same workmanship warranty that each subcontractor provides. These warranties come directly from the trades doing the work—the same warranties you'd get if a general contractor hired them, but now you have the direct relationship.
Do I need to find my own subcontractors in Bend and Central Oregon?
Not necessarily. We have a network of subcontractors and suppliers from our 40+ years in the business who would be interested in working on your project. We provide recommendations and help you vet options. However, timing is an often-overlooked component—you're building a relationship with every person involved with your project, which takes time and attention.
Practical Questions
How much time will my construction project take from me?
This is a complete unknown and varies by project and personality. Through our experience, it has become clear that you will create time to be part of the process. You will learn things about yourself during the process that you didn't know before. Many people who thought they'd be hands-off discover they want to be involved. How much time you invest is ultimately up to you and how involved you want to be in decisions affecting your home.
What areas in Central Oregon do you serve?
We primarily serve Bend, Redmond, Sisters, Sunriver, Powell Butte, Prineville, and La Pine in Central Oregon. However, we are open to exploring projects outside of the Central Oregon area with our consultation model.
What types of construction projects do you work on?
We specialize in residential new home construction, remodeling, kitchen remodeling, bathroom remodeling, additions, and ADUs (Accessory Dwelling Units) throughout Central Oregon. We coordinate projects of all sizes and varying scope in terms of time, money, and complexity.
Is there a minimum project size for your construction consulting services?
No. We've seen it all—some clients think they need a general contractor to get a room painted, while others think they don't need one to erect an architectural masterpiece on a mountainside. We work on projects of all sizes and scope throughout Bend and Central Oregon.
Understanding Yourself as a Client
How do I know if I'm ready for a construction or remodeling project in Central Oregon?
You have to ask yourself honestly: How involved am I going to be with this project? Over the years, we've found that clients feel more empowered to be hands-on in how they work with their interior designer, subcontractors, and suppliers. They're keenly interested in how various factors influence their budgets and final costs. You need to know yourself very well before you approach your builder.
What should I consider about cost vs. savings on my Bend construction project?
One key thing to understand about yourself is the trade-off between how much you will have spent versus how much you will have saved. Some clients cannot be happy with the finished product knowing they've overspent or how much their timeline was off from the original estimate. The fact is, these elements are often outside of any single party's control. In order to bring them back into your control, you need to regain control of your money. That's what our model offers.
What if I want to make changes during construction?
This is where our model really shines. Let's be honest: most clients make changes during construction, and those changes are typically upgrades, not cost savings. In a traditional model, even a simple fixture upgrade cascades into multiple markups (supplier, sub, GC), change order fees, schedule adjustments, and delays affecting every downstream trade. With our model, you see the actual cost difference, discuss it directly with your plumber, understand the timeline impact, and make an informed decision without layers of markup. We encourage you to be involved and make the home truly yours.
Ready to Get Started on Your Central Oregon Project?
We've worked in the construction industry for more than 40 years and excel in supporting our clients through every step of the process—educating them to achieve their intended outcome in respect to their budget, desired quality and finish, and timeline goals.
Book your initial consultation today to discuss your Bend or Central Oregon construction project and see if we're the right fit.
Riverbend Building LLC
Licensed, Bonded & Insured in Oregon | CCB # 219646
Serving Bend, Redmond, Sisters, Sunriver, Powell Butte, Prineville, La Pine & Beyond