SABS Bid
Custar Residence — Arroya Grande Addition
9020 N Arroya Grande Dr
Latest Bid
$243,000
Square Footage
1,237
Units
1
Scope Class
Full Project
Plan StageCD
Project Lifecycle
Plans & Estimates
Estimate
Open Estimate ↗Notes & Correspondence
No notes yet.
Project Brief
Addition to existing 3,081 SF residence at 9020 N Arroya Grande Dr, Phoenix, AZ 85028. Owners: James & Kathleen Custar. Architect: Taylor:Fracasse Architecture (Brian Fracasse AIA). GC of record per CDs: Square One Construction. LÏEF bidding two paths: (1) SABS shell + install sub at $148K, and (2) Full GC alternative at $243K. Parcel 165-13-110, R1-10, Heritage Heights Unit 3 Lot 96. Lot 9,535 SF, post-addition coverage 45.97% of 50% allowed.
Work Scope
LÏEF is bidding a full SABS-based addition to the Custar residence. Scope covers two wings (186 SF NE Master Closet with shingle hip roof + 896 SF SE Great-Beds wing with flat parapet spray-foam roof) plus 155 SF interior remodel for Jack & Jill bath tie-in. Delivery includes foundation (slab-on-grade F-1/F-2 per S1.0), SABS envelope (Xtrata material + LÏEF install + SABScrete coating), both roof weather systems (SPF + acrylic elastomeric on the flat; 25-lb asphalt shingle on the hip with cricket/flash at existing fireplace), full MEP (1-bath plumbing, new circuits through existing 200A panel, new Daikin Fit 3-ton R-32 ASHP per Manual J), openings (including premium 20'x8' triple-panel slider), interior finish allowances (LVP + tile + Level 4 drywall + Master Closet built-ins), and occupied-house protocols (temp weather, dust containment, protection of existing to remain). Two bids offered: SABS Shell + Install $148K (when Square One remains GC); Full GC All-Inclusive $243K at $196/SF total scope. Next: Fracasse RFI on SABS substitution + HVAC size; then site walk for firm submittal at tightened ±5-8% MoE.
Scope Summary
Two-wing SABS addition to a 1973-built SFR in Moon Valley (85028): 186 SF Master Closet wing (front/street, 4:12 shingle hip) + 896 SF Great-Beds wing (rear/pool, flat parapet spray-foam roof) + 155 SF interior remodel for Jack & Jill bath tie-in. Total LÏEF scope 1,237 SF. Under-roof 1,362 SF per Xtrata SABS material proposal.
Internal Notes
Two-wing addition with three open scope conflicts requiring Fracasse RFI before Stage 2: (1) wall system — CDs conventional 2x6 vs SABS proposal 8"/6" EPS+SABScrete, (2) HVAC size — E1.0 panel 2-ton vs Manual J 3-ton, (3) S2.1 Gazebo in/out. Neighborhood value check: 85028 median $389/SF / Moon Valley $384/SF supports ROI of 1.22x-1.71x on the 1,082 SF addition livable. GC of record per A0.0 is Square One Construction; LÏEF positioning as alternative GC (Bid #2) or SABS shell sub (Bid #1). SABS material from Xtrata is pass-through; LÏEF carries install labor + freight + tax + 3% thickness-creep contingency. Source: INTAKE-2026-04-20-CDs/ — Custar Residence_CDs_03-06-26.pdf + Custar Residence_Manual JSD.pdf + SABS Proposal - Fracasse - Custar Residence 04.14.26.pdf. Xtrata intake 2026-04-16 via Val Zavala.
Bid Versions
Initial preliminary off 4-sheet permit set (A2-0, A3-0, A4-0, A5-0). SF was unknown; bid scaled against 500 SF assumption with ±25% confidence band pending full plan set + Val confirmation. Two-bid split: SABS-only shell $43K, Full GC all-inclusive $100K at $200/SF on 500 SF assumption. Bid explicitly flagged as needing full CD set + structural + MEP + site plan before firming.
$100,000
Full 15-sheet Taylor:Fracasse IFC set 02.12.26 + 47-page Wrightsoft Manual J/S/D 02.19.26 + 6-page Xtrata SABS material proposal 04.14.26 all in hand. Scope re-read: 186 SF NE Master Closet wing (street, shingle hip) + 896 SF SE Great-Beds wing (pool, flat parapet SPF roof) + 155 SF interior remodel = 1,237 SF total LÏEF scope. Under-roof per SABS = 1,362 SF @ $26.80/SF = $36,500 material pass-through. HVAC new = Daikin Fit 3-ton R-32 ASHP per Manual J load. Two-bid split held: Bid #1 SABS Shell + Install $148K; Bid #2 Full GC All-Inclusive $243K at $196/SF on 1,237 SF (in Jesse's $194-$205 target band). Occupied-house 10% GC premium carried. SABS inclusions removed from LÏEF lines (stucco, insulation, roof trusses, framing labor, fire rating, mold/termite integral to SABS material package). Conflicts flagged for RFI: CDs drawn conventional 2x6 wood-frame not SABS; E1.0 panel schedule shows 2-ton HVAC vs Manual J 3-ton; S2.1 Gazebo listed but missing from PDF.
$243,000
+$143,000 vs v1 PRELIMINARY — partial permit set (4 sheets), 500 SF assumed