OUR STORY
Mod + Co was founded in 2021 when we relocated our family to East Texas to pursue a vision we had been shaping for years. Before that, we lived in the Dallas–Fort Worth area, where Josh worked on large commercial high-rise projects and gained a deep appreciation for elevated building standards and precision-driven construction. We often talked about creating a construction company of our own; one that served clients who are looking for a builder that thinks differently, designs intentionally, and isn’t limited by conventional ideas of what a home should be. After starting our family, we felt a pull toward a slower pace of life and it was then that we moved to East Texas and began Mod + Co Design Build.
We believe a home should be thoughtfully designed for the family who will live in it and the land it sits on — never repeated, never generic, and never driven by the cheapest way to build. To us, a home is a sanctuary that reflects who you are, supports your routines and lifestyle, and brings a sense of calm and connection into everyday life. Each project begins with understanding the people, the surroundings, and how they should work together; embracing sunlight, privacy, views, gathering areas, and natural features of the site. Longevity and wellness are at the core of our philosophy, which is why we prioritize advanced building science, healthier indoor environments, and high-quality materials that stand the test of time. Our approach is not about doing what is fast or conventional, it is about doing what is right for the home, the family, and the future. That level of intentionality is what genuinely sets us apart.
MOD + CO PROCESS
At Mod + Co, every project follows a proven five-step process designed to provide a smooth client experience from beginning to end. Our structured framework ensures that every detail is organized, every decision is intentional, and every milestone supports the overall vision and investment goals. We have found that by following this process, we are able to reduce mistakes, avoid unnecessary changes, provide more clarity at every step, and help clients make informed decisions; all of which leads to a smoother experience with far less stress.
01 - DISCOVERY
DISCOVERY is where we begin building the foundation of a trusted partnership. We start by providing our in-depth client questionnaire designed to help us understand your lifestyle, the vision for your new home, total investment range, whether you currently own a build site, etc. The purpose of Discovery is simple: to understand who you are, how you live, and what you value so we can build a home that truly belongs to you.
Once the questionnaire is reviewed and mutual fit is confirmed, we schedule a site visit to evaluate your property. If the build site has not been purchased yet, we assist with general guidance on location considerations and timeline. Because the site plays a major role in how the home is designed and constructed, the build site must be secured before the design phase begins to ensure that every decision reflects the conditions and opportunities of the property.
After reviewing your information and goals, we provide a general investment range for what we anticipate your new home may require. This is not a quote or exact cost; instead, it is a high-level financial baseline used to ensure that your desired investment aligns with what it will take to create the quality of home, project size, and experience you want. Throughout this conversation, we work to understand what you truly value: family and connection, wellness features, healthy home, entertaining, privacy, storage, aging in place, multi-generational living, or anything else that makes a house feel like your home.
If the vision and investment goal align, we move into the next step presenting a Design Proposal for architectural and interior design services. For clients who already have architectural plans, we may be able to transition directly into Preconstruction and the detailed planning required to create a smooth and predictable construction experience.
02 - DESIGN
The DESIGN Phase is where your vision, lifestyle, and personal aesthetic take shape. We begin by learning how you live, and how you want to live, through our detailed Design Questionnaire. Once the Professional Services Agreement is signed, the questionnaire is returned, and the initial design retainer is paid, we schedule your in-person design kickoff meeting to align on goals, inspirations, and priorities.
As part of the design, we walk the property to understand how the home should be positioned on the land; where the morning light enters the space, where shade falls in the afternoon, which trees should be preserved, and where privacy and views matter most. This ensures the home feels rooted in its surroundings and is effortless to live in.
From there, we guide you through a clear, collaborative progression:
Schematic Design: High-level exploration of layout, flow, and circulation to ensure the home supports and elevates daily life.
Design Development: The architectural character emerges with exterior elevations, window and door placement, and refinement of interior spaces, and preliminary furniture placement.
Construction Drawings: Details required to build with precision is documented, including electrical and lighting plans, foundation plans (if included), door and window schedule, detailed kitchen and bathroom plans, and interior elevations.
Design at Mod + Co is a journey of discovery, refinement, and creativity. This phase gives you clarity, confidence, and the ability to experience your home before it is ever built, an invaluable advantage for both quality and peace of mind. Every element
is intentionally crafted to reflect your taste and long-term lifestyle needs.
Communication and alignment are built into the process. Each milestone requires review, approval, and payment before moving forward. As drawings near completion, our Preconstruction and Estimating team validate selections and specifications
to confirm the investment goal aligns with the design intent before issuing the final IFC (Issued for Construction) set of plans.
03 - PRECONSTRUCTION
The PRECONSTRUCTION and Estimating phase is where planning and preparation for construction begin. With the design fully defined, our focus shifts to confirming that every element of your new home aligns with your investment goals and expectations.
During this phase, we price the project through collaboration with our vetted trade partners and suppliers. Detailed selections of materials, fixtures, and finishes are made, the Fixture and Finish Schedule is developed and priced accordingly so that every decision is intentional and cost-informed. Full transparency is provided: clients receive access to trade partner proposals, material costs, and line-item budget details. Refinement of scope continues until the project estimate aligns with your investment goals without compromising design intent or quality.
While pricing is being finalized, our team develops the preliminary project schedule and begins permitting and architectural approvals, including HOA submittals where required. Proof of project funding is collected during this stage to ensure financial readiness before breaking ground and beginning construction.
Once the scope and investment level are aligned with the client’s goals, the client reviews and approves the final project estimate. At that point, we execute a Texas Association of Builders (TAB) Cost-Plus Contract outlining the agreed-upon fee structure (standard builder fee is 15% to 20%), responsibilities, and terms for construction. This milestone marks the completion of Preconstruction and establishes the foundation for a smooth and predictable build experience.
04 - CONSTRUCTION
With approvals secured and the preconstruction work complete, we transition to the CONSTRUCTION Phase, where your new home begins to take shape with precision and care. Site preparation begins with lot clearing (as needed), building the foundation pad, and installing underground utilities. From there, construction progresses through foundation placement, framing and dry-in, followed by mechanical, plumbing, and electrical rough-ins. Once the structure is weather-tight and systems are installed, finish work begins, bringing the full design to life.
At Mod + Co, construction is managed with our organized process, transparency, and accountability. Every project is assigned a dedicated Construction Manager who oversees daily site activity, ensuring safety, cleanliness, and efficiency so our trade partners can perform at the highest level. Quality checks are performed routinely throughout the build to verify that work aligns with design intent and meets Mod+Co’s standards for craftsmanship.
We utilize JobTread construction management software to keep clients fully informed throughout this phase. Clients have access to daily logs, progress billings, updated schedules, and real-time tracking for change orders and approvals. The construction schedule is updated weekly to ensure clear expectations and convenience for clients, whether local, out of town, or out of state.
Client collaboration continues throughout the build. Routine site walks are required and milestone touchpoints allow us to review progress with you, discuss upcoming phases, and ensure expectations are being met. This structured approach allows us to maintain momentum, protect craftsmanship, and deliver a home that reflects your vision down to the smallest detail.
Mod + Co also protects every project with insurance coverage for peace of mind. We maintain $2M general liability insurance and builder’s risk insurance to safeguard our client’s investment throughout construction. While no one anticipates unexpected events, our responsibility is to prepare for them. This level of protection ensures that materials, labor, and the in-progress structure are covered against unforeseen circumstances.
The completion of your home is not the end of our service, it’s the beginning of our long-term partnership with you as a homeowner. At Mod + Co, we stand behind our work and remain present long after construction is complete to ensure your home continues to perform, function, and feel exactly as it was intended.
60 to 90 days after completion, we schedule a complimentary check-in to verify that everything in the home is operating properly and meeting expectations. This allows time for you to fully experience your new home before we return to fine-tune anything that needs adjustment.
Your home is also supported by our new construction warranty program:
1-Year Workmanship and Materials Warranty
2-Year Mechanical Systems Warranty
6-Year Structural Warranty
Beyond warranties, our approach to support is proactive rather than reactive. We routinely check in with our clients to ensure their home continues to align with their lifestyle and evolving needs. If anything requires attention, from warranty requests to general guidance on systems and maintenance, we remain just a call or email away.
Our commitment is simple: to remain a trusted resource and advocate for your home for years to come. We take pride in the relationships formed throughout the design and build process, and we carry that same level of care and responsiveness forward long after keys are handed over.
Your home was built with intention, and our continued support reflects that same philosophy: thoughtful, dependable, and deeply personal. We don’t just build homes, we build lasting places for life to happen.