Budget, Contracts and Payments

Every property is different, so we do not publish prices. Cost depends on the size and type of pool, site access, soil and slope, retaining walls, drainage, utilities, outdoor structures, finish selections and how much of the property is included. Instead of a ballpark guess, we provide a complimentary site visit and a complimentary detailed scope of work and budget for your actual property. Once you approve the budget and hire us, we design your plan with that budget in mind.

Scope and site conditions explain far more than any price per square foot. The size and complexity of the pool, site access, grading, retaining walls, drainage, utility work, outdoor structures, finish selections and the amount of front-yard and backyard work all influence cost. That is why we start with a complimentary site visit and prepare a complimentary detailed scope of work and budget for your property, so cost is defined in detail before any plans are drawn.

Because a price without a site visit is not meaningful. Two pools that look alike in photographs can differ greatly in cost because of access, soil conditions, slopes, engineering, equipment and finishes. Instead of publishing numbers that would not apply to your property, Richard Lusk Landscape and Design provides a complimentary site visit and a complimentary detailed scope of work and budget based on your actual site and goals.

Yes, and it is the foundation of how Richard Lusk Landscape and Design works. After a complimentary site visit, we prepare a complimentary detailed scope of work and budget. You review and approve it before any plans are drawn. Once you hire us, we design the plan with that budget in mind, meet with you to review it, make any necessary changes and adjust the plan and budget accordingly, so the design and the cost always stay connected.

The most commonly overlooked items are site work and requirements you cannot see: soil export and haul-off, difficult access, engineering, soils reports, permits, HOA submittals, drainage, electrical and gas upgrades, required pool safety features, fencing and gates, and restoring areas disturbed during construction. Our complimentary detailed scope of work and budget identifies these items up front, which is a major reason our approach reduces the likelihood of unforeseen change orders down the road.

Design the whole property first and invest in the things that are hard to change later: layout, drainage, structure, base preparation and utilities. Choose a few high-impact features rather than many small ones, and use premium materials where you see and touch them most. Phase work if needed, but install sleeves, conduit and gas lines for future phases now. We help you prioritize so your budget goes where it matters.

The documents should clearly identify the parties, the contractor's license number, the scope of work, significant materials and equipment, the price, the payment schedule, start and completion information, exclusions and responsibilities. California home improvement contracts must also include specific legal notices. Our contracts and Scope of Work spell out what we are building, what is included and excluded, and the warranties that apply to our work.

Your written contract includes a payment schedule tied to defined work and materials. Apart from the lawful down payment, progress payments must not exceed the value of work performed or materials delivered. We review the payment milestones with the scope before you sign, and update the agreement in writing when approved changes affect the schedule.

References: CSLB contracts and payments ↗

For a typical California home improvement or swimming pool contract, the down payment may not exceed $1,000 or 10% of the contract price, whichever is less. Limited statutory exceptions exist, including certain CSLB-approved blanket bonds; an ordinary contractor license bond is not that exception. Your signed contract states the down payment and the progress-payment schedule. Ask us to explain any payment term before signing.

References: CSLB contracts and payments ↗

Our detailed budget-first process is designed to keep changes to a minimum: the scope and budget are defined before plans are drawn, and the plan and budget are adjusted together during our review meeting before construction. If a change is still needed after the contract is signed, we discuss it before the affected work proceeds and document it in a written change order showing the effect on scope, price and schedule, as California law requires.

Our detailed scope of work and budget, prepared after evaluating your site in person, anticipates as many conditions as possible, and 50 years of pool and landscape construction experience helps us spot them early. If a truly hidden condition is uncovered, such as buried debris, unexpected rock, an old foundation or unrecorded utilities, we document it, explain the recommended solution and any effect on cost and schedule, and proceed only with a written change order.

Responsibilities are assigned in our written Scope of Work. A complete outdoor project may involve a structural engineer, civil engineer, geotechnical engineer, surveyor, the city or county, and your HOA. As a design-build company, we coordinate these items for you and clearly state who arranges and pays for each one, so nothing falls through the cracks.

Yes. We obtain the building permits required for the work we build, and we coordinate the plans, engineering and inspections that go with them. Permits protect you: they mean the work is reviewed and inspected, and unpermitted pools or structures can cause problems when you sell your home. Our Scope of Work states exactly which permits and approvals are included for your project.

No. Most homeowners continue normal life during construction. We do need agreed access to the work area, the site access route, water and power, and we will coordinate key decision points and inspections with you. Before work begins, we review site access, pets, gate codes and work hours so the project runs smoothly whether you are home or away.

In California, unpaid subcontractors and suppliers can record a mechanics lien on a property, which is why the CSLB encourages homeowners to understand the lien process and to request lien releases as payments are made. California home improvement contracts include a Notice to Owner explaining lien rights. Ask us how lien releases are handled for your project; protecting you is part of building responsibly.

A pool is primarily an investment in how you use your home: swimming, exercise, family time and entertaining. Whether it adds resale value depends on your market, property, design and the buyer; there is no guaranteed return. We plan the pool and landscape around your priorities, the site and a clear budget, with attention to maintenance and operating costs as well as appearance.

Yes. After a complimentary site visit, we prepare a complimentary detailed scope of work and budget describing the work, significant materials and equipment, inclusions and exclusions. If you choose to proceed, we sign the design-build Home Improvement Contract with its payment schedule before beginning design or HOA plans. The plan is developed to the agreed budget, and changes are documented as the design is refined. Your signed project documents define the work and applicable warranties.

When California’s home improvement cancellation right applies, the usual period is three business days, or five business days for a buyer age 65 or older. Some situations have different rules or exceptions. Read the cancellation notice supplied with your contract for the deadline and how to cancel, and use CSLB’s consumer guidance if you need clarification. Our agreement includes the notices applicable to the transaction.

References: CSLB home improvement contract guide ↗

A Scope of Work is a detailed written description of exactly what we will build: the areas included, the work to be performed, significant materials and equipment, responsibilities for permits and engineering, and exclusions. We prepare a detailed scope of work and budget at no charge after your complimentary site visit, and it is refined as your plan is finalized. In your contract, the Scope of Work also describes the warranties that apply to our work.

A change order is a written amendment to your contract that describes a change in the work and its effect on price and schedule. California requires changes to home improvement contracts to be in writing and signed. Change orders can come from owner requests, conditions discovered during construction, or requirements from the permitting authority. Our detailed scope of work and budget, prepared before design and adjusted with the plan, reduces the likelihood of unforeseen change orders down the road.

Adding a pool can affect your homeowners insurance, including liability coverage and premiums, and some insurers have specific requirements for fences, covers or diving boards. Many homeowners also consider increasing liability coverage or adding an umbrella policy. Contact your insurance agent before construction begins so your coverage is in place when the pool is complete.

A new pool or other qualifying new construction can affect the assessed value of your property. Treatment depends on the improvement and the county assessor’s determination. Contact the Orange County Assessor for Orange County property, the Los Angeles County Assessor for Los Angeles-area property, or the Riverside County Assessor for La Quinta. Your tax advisor can explain the effect on your particular property; a website estimate should not be treated as a tax assessment.