iSpec LLC

We handle residential remodeling, commercial renovation, new construction, and investment property work across the Columbus metro area. This includes full gut remodels, luxury high-end renovations, new construction builds, commercial build-outs, tenant improvements, and design-build projects. We also offer standalone design consultation and project management services.

We don't take on general emergency repair work. The exception is warranty-related repairs on projects we've previously completed. If you have a warranty issue, contact us directly at contactus@ispecllc.com or 1-614-725-0489 and we'll respond promptly. For general emergency repairs, we recommend contacting a licensed handyman service or your home warranty provider.

Yes. iSpec LLC is a licensed Ohio contractor (License #HIC02450), operating as a limited liability company in the state of Ohio. We carry workers' compensation insurance and public liability insurance as required by Ohio law. Every subcontractor working under us holds a license appropriate for their trade.

We're based in Columbus, Ohio and primarily serve the Columbus metro area and surrounding Franklin County communities. Reach out to discuss projects outside that area — we evaluate on a case-by-case basis.

Start by filling out our contact form at ispecllc.com/contactus.html. We'll reach out within one business day. From there, we'll schedule a free initial call to discuss your project scope and determine whether an in-person consultation makes sense. In-person consultations are $225/hr, billed in 15-minute increments, and the fee is credited toward your project if you move forward with us.

Cost-plus means you pay the actual documented cost of all labor, materials, subcontractors, and equipment — plus our 20% contractor fee on top. Every receipt, invoice, and labor hour is recorded in our job cost accounting system and available for your review. There are no markups hidden inside line items. What the project costs is what you pay, plus our clearly stated fee.

Our labor rates are as follows: Design consultation — $225/hr. Project management — $155/hr. Experienced trades labor (journeymen, licensed specialty trades) — $85/man-hr. Field support labor — $65/man-hr. General labor (site prep, demo, support work, landscaping) — $55/man-hr. All rates are billed in 15-minute increments. A written time log is provided with every invoice.

Projects follow a milestone-based payment structure. An initial deposit of 10–25% of the estimated contract price is due at contract signing. After that, progress payments are invoiced twice monthly — on the 1st and 3rd Wednesday of each month. A final invoice is submitted when work is substantially complete. Payment on each invoice is due within 3 business days of receipt. We do not require large lump-sum payments upfront, and we never ask for more than 25% before work begins.

Yes. After providing reasonable written notice, iSpec LLC has the right to suspend work if any undisputed payment is not received as specified in our agreement. Work will remain suspended until all amounts due are received. This protects both parties and is standard practice in the construction industry.

Any change in scope, materials, or conditions that affects cost or timeline is handled through a formal Change Order. We'll provide you with a written change order before any additional work begins. You are never obligated to approve a change order, and we won't proceed without your written authorization. Change orders are part of how cost-plus contracts stay transparent — nothing gets added without your knowledge and sign-off.

Every project is different. A design consultation and initial scope discussion are the starting points for any honest timeline estimate. Smaller remodels typically run 2–8 weeks. Full gut remodels and new construction projects can run 3–12 months or more. We'll give you a realistic schedule at the pre-construction conference and update it as the project progresses. We never quote a timeline to win the job — only what we can actually deliver.

Before any work begins, we hold a pre-construction conference with you. We'll establish who's involved, their roles and contact information, the construction schedule, how change orders will be handled, site requirements and safety procedures, inspection procedures, and how payment requests will work. You'll also receive a full set of project plans maintained on-site throughout construction, and we'll provide weekly job progress photos for the duration of the project.

iSpec LLC secures all permits, licenses, and renewals required by government authority to complete your project. If subcontracted work requires separate permits, those subcontractors secure their own. You'll receive a copy of every permit issued. Building permit fees, plan check fees, and government inspection charges are paid by the owner as part of project costs.

Yes. We provide a series of job progress photos taken no less than weekly throughout the construction period. These document work progress and give you a clear record of what was completed and when — particularly useful on longer projects where you may not be on-site every day.

Under Ohio law (Chapter 1312 of the Ohio Revised Code), before you may file a lawsuit or commence arbitration for alleged defective construction, you must provide the contractor with written notice of the conditions you believe are defective at least 60 days before filing. The contractor then has an opportunity to offer to repair or pay for the defects. You are not obligated to accept any offer made. There are strict deadlines and procedures under state law — failure to follow them may affect your ability to file a lawsuit or commence arbitration. We take this seriously and are committed to resolving any issues before they reach that point.

We handle disputes directly and in good faith first. If a claim can't be resolved through direct negotiation, we agree to first attempt mediation before pursuing arbitration. Any unresolved claim that cannot be settled through mediation is resolved by binding arbitration — not litigation. Arbitration hearings are held in the county where the project is located unless otherwise agreed. Work and payments are not suspended during a dispute unless there is a specific contractual basis for doing so.

If you have a claim, provide written notice as soon as possible. Within 10 calendar days after completion of the work that is the subject of the claim, a final written statement must be submitted including: the date of the statement, when the relevant work was completed, the full amount of the claim, and an offer to provide detailed written records. We take every claim seriously and respond promptly.