Full Contracting

Full residential contracting with Southern Cities as the licensed GC of record.

For projects that need one company carrying the work from planning through execution. Renovations, rehabs, additions, and new builds that need real coordination, permit handling, and accountable delivery.

Request Full Contracting Review Start with Project Support
NC GC License #107724·
Fully Insured·
5 Years in Business·
15+ Projects Completed·
Charlotte HQ · Statewide NC

Full contracting

One licensed company, carrying the whole build.

When you need permits, scope, subs, schedule, and delivery owned by a single accountable GC — this is the front door.

Project types we take on

  • Full home renovations
  • Investor rehabs and turn projects
  • Home additions and structural scope
  • Ground-up residential builds
  • Permit-heavy residential projects that need a licensed GC of record

Best fit

  • Homeowners who want one licensed company running the work
  • Investors who need a GC to carry execution instead of managing the job themselves
  • Developers or landowners who need tighter construction delivery on residential scope

How we contract

Two ways to build with us.

Every full-contracting project runs on one of two agreement structures. Both are open-book — you always see the real numbers. The difference is who carries the risk on the final cost.

Cost-Plus

Transparency & flexibility

You pay the actual cost of labor, materials, and subs — plus one agreed, transparent fee. Fully open-book the whole way through.

Best when

  • Scope is still evolving or likely to change
  • Renovations and rehabs where conditions are unknown until walls open
  • Custom or higher-end work where decisions happen as you go
  • You want to see every real number and start moving fast

Who likely uses it

Investors and homeowners who value full transparency, want to start before every detail is locked, and are comfortable trading a fixed final price for flexibility.

The trade-off: The final price isn’t guaranteed up front — you carry the cost if scope grows.

GMP

Guaranteed Maximum Price

Cost certainty with a ceiling

The same open-book cost-plus model — but we guarantee a maximum price. Costs above the cap are on us, not you. Come in under it, and the savings are yours.

Best when

  • Scope and plans are reasonably defined before we start
  • A lender or fixed budget requires a hard ceiling
  • Ground-up builds and larger, planned renovations
  • You want transparency and a guaranteed cap

Who likely uses it

Developers, investors working to a fixed budget, and owners financing the project — anyone who needs a firm ceiling for lender approval or peace of mind while still seeing the real numbers.

The trade-off: Setting the cap needs a defined scope first, so there’s more planning before we break ground.

Quick rule: Scope still evolving, or you want maximum flexibility and full transparency? Start with Cost-Plus. Need a guaranteed ceiling — or your lender does? Go GMP. Not sure which fits? We’ll recommend the right structure on your review call.

What every engagement includes

  • Project review before final start
  • GC-led planning, scheduling, and sequencing
  • Permit coordination and inspection handling
  • Subcontractor coordination and field oversight
  • Budget, timeline, and milestone follow-through
  • Single point of accountability from Southern Cities

What this is not for

  • Very small handyman-style one-off tasks
  • Loose quote shopping with no real project scope yet
  • Projects that only need one small advisory answer instead of full execution

What happens next

Send the address, scope, timeline, and current status. We review fit, identify the right next step, and tell you whether this should move forward as full contracting — and on which structure — or start as a smaller support engagement first.

Request Full Contracting ReviewCall (980) 473-7249

Company facts

  • NC GC License #107724
  • Fully insured
  • 5 years in business
  • 15+ completed projects
  • Charlotte HQ, statewide North Carolina coverage