ADUs, custom homes, and renovations. Orlando and Central Florida.
Construction has a reputation. I came from a world where missing a deadline or a budget wasn't an option. That's how I run every project I take on.
I limit my projects so every client gets my full attention.
Sound familiar?
Two of them stopped answering the phone after the site visit. The third one showed up, walked your lot, and then handed you a quote that somehow grew by 30% before framing even started. You're four months in and you haven't broken ground.
That's not the business I'm in. Before this, I spent 15 years at Microsoft managing multimillion-dollar projects with hard deadlines, fixed budgets, and dozens of moving parts. If something slipped, it was on me. That's the discipline I bring to a home build. Most contractors don't run it this way because most contractors didn't come from that world.
What I build
Three types of projects, one standard of delivery.
In-law suites, guest houses, rental units, detached offices. Studio to two bedroom, sized to your lot. I handle zoning, engineering, permits, build, and inspections. I hand you the keys once the city signs off that your unit is ready to occupy.
Orange, Seminole, Osceola, Lake, Polk, Volusia, Brevard counties.
Your plans or mine. The price I give you before we break ground is the price you pay. Written updates every Friday with photos, so you always know where your project stands.
Fixed price. Change orders only if you change the plan.
Kitchens, bathrooms, additions, full gut remodels. Same process as a new build. Permits pulled, inspections run, subs managed. I keep you informed from start to finish.
If it needs a permit, it gets the full process.
How it works
Four steps from first call to keys in hand.
Tell me what you want to build and where. I'll pull up your lot, look at zoning, and within a day give you a clear picture of what's possible and what it would take to get there.
Once we've agreed on the project, I bring in engineering and plans. I lock the price before construction begins, and the contract spells out exactly what's included. I'll walk you through your options so your budget goes as far as possible.
I pull permits, schedule subs, and run inspections. I invite you to walk the site at each inspection milestone. Written updates with photos go out every Friday. If something changes, you hear it from me first.
Once the city signs off that your home is ready to occupy, we do a final walkthrough together. I work through a completion checklist with you and address every item on it before handoff.
Why Kingsley
I come from a family of builders and spent 15 years managing large-scale projects at Microsoft. That combination changes how your project runs, start to finish.
Once your design is finalized, I lock in the price. That's the number on the contract. It includes a 10% buffer for anything unexpected. If I don't use it, it's yours. I'd rather protect your budget upfront than surprise you with added costs four months in.
Written update every Friday with photos. When you text me, I text you back. If I'm on a site and can't pick up, I'll get back to you within a few hours. I don't route you through anyone else.
I have over 120 subcontractors across every trade. I know what they charge, how fast they turn around, and whether they show up on Mondays. I don't hand your project to whoever picks up the phone first.
Orange, Seminole, Osceola, Lake, Polk. I know which permit office takes three days and which takes three weeks. I know the ADU and zoning rules across Central Florida and what they mean for your specific lot.
A build where your contractor shows up, your budget holds, and you move in on the date we agreed to. That's what fully managed means.
Where I build
If your lot is in one of these counties, I can build on it. If it's farther out, reach out. I may still be able to take it on.
Includes Orlando, Winter Park, Kissimmee, Sanford, Clermont, Apopka, Ocoee, and surrounding cities.
Before we talk
For a detached, fully livable ADU with a kitchen and bathroom, plan on $160 to $200 per square foot for the full structure depending on your layout and finishes. If you're building something you won't be living in, like a backyard office, art studio, or gym, the cost is typically lower since there's no kitchen or bathroom to build out. Every project is different, so I'll give you a specific number once I've seen your lot and we've settled on a design. That number is final.
Starting around $175 per square foot for a semi-custom home with mid-grade finishes, and up from there depending on your design, your lot, and the materials you choose. That rate applies to the total structure, not just living space. A home with 2,000 square feet of living area typically runs $430K to $600K or more depending on finishes. The number is locked and the contract spells out exactly what's included before either of us signs.
It depends on what you're doing. For kitchens and bathrooms, the biggest cost drivers are whether the layout is changing, how much plumbing and electrical needs to move, and the finishes you choose. A gut renovation of an entire home runs $150 per square foot and up depending on the condition of what's behind the walls. Renovations carry a 20% buffer because older homes always have surprises. Same as a new build, I lock the number and the contract spells out what's included before any work begins.
The City of Orlando offers a $10,000 rebate through its ADU Incentive Program. To qualify, your ADU needs to be 500 square feet or less, built within Orlando city limits, and rented to a tenant earning 120% or less of the area median income for at least 12 of the first 24 months after the city signs off on occupancy. The incentive runs through 2027 or until the funding is gone. Send me your address and I can walk you through the requirements and whether your lot is likely eligible.
Not unless you change what we're building. The price I quote includes a 10% buffer for anything unexpected. If I don't use it, it's yours. The only way your bill goes up is if you decide to add something new, and we both agree to it in writing.
Four to six months is typical. Roughly six weeks of design and permitting, then 10 to 14 weeks of construction. If your lot has complications like unusual zoning, utility lines in the way, or uneven ground, that may add a few weeks. I'll know after the first site visit.
Yes. Licensed and insured on every job.
I take on a limited number of projects at a time so every client gets my full attention. Tell me what you're building and I'll give you a realistic timeline, a cost estimate, and how soon we can break ground.
Tell Me About Your ProjectStart a conversation
If you've made it this far, you've probably been through the process of vetting contractors before. This time should feel different. Tell me what you have in mind.
Every inquiry comes directly to me. I respond the same business day.