Whole-home rework
$125 to $250 per sq ft
Systems, layout changes, and finishes across most of a home. Older housing stock in both pods prices by what is found behind walls, which is why the packet carries a unknowns section.
Grandmark qualification
Major rework,
scoped before it is sold.
Whole-home rework carries the widest gap between the first number and the final number of any work in this market. Qualification narrows that gap before anyone signs.
Grandmark qualifies the project and matches it to an independent licensed builder. You contract directly with the builder. Fees are published. See the fee page.
Cost reality, Tennessee 2026
Plan on ranges. Builders quote projects.
Planning ranges below come from current Tennessee costs. They are for budgeting a consult, not a bid.
Kitchen, major
$75,000 to $200,000
Structural changes, full systems, custom cabinetry. Cosmetic kitchen refreshes are a different product and a different price; the consult sorts which one you actually have.
Structural and conversion work
Priced per scope
Load-bearing changes, garage and basement conversions, and multi-trade rework. These projects are qualified on engineering questions first and finishes second.
Timeline
4 to 12 months
Phased correctly, major rework can run while you live elsewhere or, on the right scope, in the home. The packet states which before a builder is matched.
Fit
Who this is for.
Projects at $100,000 and above, or any rework where structural unknowns, multiple trades, or a hard budget make a wrong builder expensive. If your project is a single-trade job, hire that trade directly.
How it runs
Qualify first. Then one builder, on paper.
Step 1
Qualification consult
A 30 to 45 minute call with Ben Long. Land status, budget against current Tennessee cost ranges, financing path, timeline, decision makers, red flags. You get a written summary and an honest go or no-go.
Step 2
The qualification packet
Your project written up the way a builder underwrites it: scope, site facts, budget band, financing evidence, timeline, open items. The packet is yours to keep, whatever you decide.
Step 3
The disclosure gate
Before any builder hears your name, 3 documents are signed: your qualification agreement, your flat fee, and a disclosure naming the builder, his license number and limit, and every fee in dollars. No builder name moves before this gate clears.
Step 4
One builder, matched
One independent licensed builder, chosen on size, project type, county, capacity, and a running scorecard. He bids in his own name and contracts directly with you. A second builder is added only if the first passes or goes quiet for 3 business days.
Step 5
Paper at the end
Contract copy, completion photos from the builder, and a confirmation call at completion. With your written permission, the project becomes a case packet for the next client.
Fees, in the open
What Grandmark charges, before you ever call.
Clients pay a flat qualification fee: $2,950 under $350,000, $4,950 from $350,000 to $750,000, $7,500 above $750,000. The builder pays a tiered origination fee on a signed contract, and Grandmark's combined fees are capped at $24,999 per project. No percentage is ever charged to the client, and nothing is collected at closing.
A builder should earn your project on a packet, not on a sales call.
The Grandmark Standard