Bryan Construction 1 LLC

The work went well and the results were GREAT!

Great! Was efficient and cleaned up well

My father had just passed at the age of 89 and his home was left in total need of remodeling. I was the executor of his estate and I needed to sell the house as soon as possible to cover the outstanding bills that were left behind. I had called a realtor and she came out to give her appraisal of what the house would sell for. She had told me that the house would not sell at all or for a price way below the outstanding mortgage. Come to find out. the house along with interior wall damage, also had water and termite damage. Oh, no! I had a friend who use to be in construction and ask him to come over to look at what can be done. He told me to call a friend of his. Who is Steve of Bryan Construction. I called Steve and left a message on the answering machine to call me back ASAP. It wasn't 5 minutes and he was calling me back. I explained to him my predicament and he said that he would have someone out by the end of the day. The work that Bryan Construction had done was incredible and in a timely fashion. I would recommend to anyone needing remodeling or construction work, to call Steve.

Horrible! AVOID Bryan Construction Group! Terrible experience! Horrible experience with Bryan Construction Group (BCG) and Steve Stathis, CEO. Company DID NOT follow approved County plans! They didn't build chimney with proper tools, refused to correct the misplaced sump dump drain for 2 years, resulting in water pouring into the yard, destroying $1000's of landscaping. The stone chimney needs $8-10k in repair! We also had a patio and driveway that we not built according to the approved County plans! We have a 5 year BCG warranty on the home but Steve refuses to honor it or correct his huge mistakes. Due to BCG/Steve's negligence of not building to approved County plans, we were left with a formal Notice to Comply from the County for 4 major infractions! Daily fines can be $133,000 each day! We have both the BCG 5 year warranty AND a notarized letter from BCG/Steve assuming FULL responsibility for any Stormwater issues that may surface with our home. We have 4 infractions related to Stormwater non-compliance as Steve refused to honor the County approved building plans during construction. Steve strung us along for almost 2 years with written correspondence that he/BCG is totally responsible for ALL corrections and would absolutely honor the 5 year warranty and notarized letter. Yet, after dozens of correspondence where he states that he will correct all issues, NOTHING has happened. Steve had told us nothing but lies! Steve skipped Arlington and we are stuck paying for ALL his mistakes! He refuses to answer calls, email, certified mail or text messages. We paid BGC/Steve $975,000 for the builder's quality home that was constructed and another almost $500,000 in upgrades to the home, garage, patio, sidewalk and driveway. We have paid BCG close to $1.5M for our home and it has significant defects that require immediate correction. BCG warranty, BCG notarized letter assuming total responsibility and all of Steve's correspondence stating that the mistakes made were BCG's error and BCG is responsible for correcting each and everyone of them has ended up with NOTHING being done to correct the significant issues with our home. Bryan Construction Group and Steve Stathis have been dishonest, unethical and has left us with corrections costing $40,000-50,000 or more.... AVOID BCG/Steve Stathis at all costs! The experience with BCG/Steve Stathis has been the WORSE experience of my life! UPDATED 8/28/24 RUN from BCG! RUN and never look back! Please read my initial Google post as it contains truthful facts and events that occurred when BCG/Steve Stathis was contracted to build our home. We did NOT choose BCG; it had been chosen by the owner who wanted to rebuild the original bungalow into a new home. The owner, who was part of the transaction, as well as the realtor who sold us the home became very aware and involved with the horrible situation that BCG caused as the home was nearing completion. It wasn’t until after we moved in and had BCG complete all of the projects associated with the home that the REAL issues unfolded! Arlington County Department of Environmental Services sent a “Notice to Comply” letter stating that the Land Disturbance Activity (LDA 17340) was NOT BUILT in accordance with the Arlington County approved building plans! Specifically, BCG DID NOT follow the approved building plans in 4 major areas: • Stormwater Planter Box 1: MISSING • Stormwater Planter Box 2: MISSING • Driveway NOT INSTALLED with permeable pavers • Patio NOT APPROVED on engineering plan Penalty: $32,500 per day for EACH infraction (or $130K per day penalty to us as homeowners in TOTAL) until corrected! All building errors by BCG. Owners received a notarized letter on August 24,2018 stating BCG/Steve Stathis “will take full responsibility for grading plans while the county is correcting and resolving your home from land disturbance and wastewater treatment issues, leaving you no liability. In the event Arlington County requires wastewater remediation infrastructure associated with the home or garage, Bryan Construction will take FULL responsibility for its implementation and associated costs.” However, BCG REFUSED to honor their contractual obligation. A full review of the approved Arlington County building plans is available as proof that BCG DID NOT build our home according to the plans, causing tens of thousands of dollars of corrections! In addition, to the notarized letter from BCG/Steve Stathis on August 24, 2018, owners also had a 5-year warranty on all work performed by Bryan Construction Group (BG). Again, BCG FAILED to honor the warranty. We hired an attorney to have BCG honor their legal contractual obligation. Below is an excerpt from the attorney’s letter dated April 2, 2021: “Pursuant to the plain terms of your August 24, 2018 letter, BCG is fully responsible for the implementation and associated cost of each of these changes required by Arlington County. During a meeting with the (name of owner was here) on October 25, 2020, you admitted that you were aware of the Notice to Comply and that you would be liable for all remedial efforts to make the Property come into compliance with the County Code. Moreover, when discussing the remediations required by the County in an email sent to the (name of owner was here) on December 20, 2020, you stated unequivocally that, "It this is a Bryan Construction problem, we are responsible for this." Arlington County Court Information: The owners filed a “Warrant in Debt” on 1/24/23 and the Arlington County Court RULED IN FAVOR OF THE OWNERS on 4/28/23. The case number can be shared with interested individuals as it is now public record. (Case #1) The owners also filed a second “Warrant in Debt” for additional home warranty/building issues that were not corrected or addressed by BCG/Steve Stathis. This second Arlington County Court case was filed on 3/30/23 and the Arlington County Court RULED IN FAVOR OF THE OWNERS on 10/20/23. The case number can be shared with interested individuals as it is now public record. (Case #2) Collecting the money from the court case judgements has been difficult, if not impossible. BCG has “wiped it hands” of any obligations. Steve Stathis refuses to sign for registered mail, and completely ignores legal and contractual obligations. We have had to pay 10’s of 1000’s of our own money to CORRECT BCG NOT BUILDING TO APPROVED ARLINGTON COUNTY PLANS. The original owner of the home who contracted with BCG, the realtor who sold us the home, and neighbors are all aware of the horrible situation that BCG left us in. We have since paid our own money to correct the outrageous mistakes and finish the home to pristine condition. While we no longer live in that home, you have the address, and I am happy to speak with anyone interested in hiring BCG.

Bryan Construction does great work because they’re great people. After several meetings in the early spring of 2018, we contracted with Bryan Construction, and we’re so grateful we did. First, the build: we lived in a 1940’s brick home in Arlington, and we were planning an extensive renovation that expanded THREE floors. Digging out and expanding the basement, extending the main floor, and putting on a master bedroom suite on the top floor. Oh, and a shed. And a patio. And a deck. (And a balcony.) We also had a relatively tight timeline. We broke ground in early June, but my wife and I were planning to have both of our families visit for Christmas, for the first time ever, all under one roof. So the degree of difficulty was high. First, the price was right. They didn’t just win the bid on the price, which was great, but on their enthusiasm and can-do attitude. I’m leery of extreme optimism with contractors, but Bryan Construction were immaculate with their word and really delivered. We held monthly meetings with the owners, foreman, architect, and office support, though we reached out to the owners all the time. They weren’t just professional, they were warm, reassuring, and always helpful. Problems and complications always arise in a build of this magnitude, but they managed everything quickly and gracefully. Remember, we stipulated that the build had to take six months. They quoted us at six months (and though you always add a buffer, they literally came in at SIX MONTHS.) There were times when the process moved so quickly, I was the one slowing them down. I’ve mentioned the price and the speed and the ease of working with Bryan, but all of that would be meaningless if the quality isn’t top notch. The quality was amazing. After living in a decade in a very cute but very modest 1940’s brick home, I am still pinching myself at the wonderland Bryan Construction created for us. The new rooms and designs are gorgeous, the amenities are first class, and what was once an unmanageable slope of a backyard is now a private wonderland, complete with a deck, a patio with terraced retaining walls, and garden boxes. I pinch myself that I get to live here. So, long story short, my wife and I love Bryan Construction. Spoilers: they came in on time, at price, and we’re overjoyed with our new home, which is twice the size it used to be. Spoilers: we had a wonderful holiday with both of our families, but the week before, we threw a party for Bryan to say thank you. Some people in your lives, you just click with. We clicked with Bryan Construction – with Steve, Amadeo, Guillermo, Neftali, Simeon, the whole crew. They were all wonderful to a person. (Oh – they are all Byran employees, so everything is in-house – no subcontractors. That really makes a difference!) For six months, they were here everyday and they were like family, and we love them still.

SCREEN PORCH & DECK (Winter 2016): We had nine (9) quotes for our project and they were the only company who were able/were willing to do our porch and deck as we wanted. Other companies incorrectly stated permitting issues (we had none) or told us our deck couldn't be where we want it or that we couldn't do any number of things that in fact we could...even without a special permit. Or if they could do it the way we wanted, their price was very high. Bryan Construction knew exactly what we could do and executed the project perfectly! My high praise includes: *very easy to work with and friendly *They provide an architect and do the permitting for you. *respectful, nice, friendly, consistent, hard working work crews. *if any problems or issues arose (and they always do), they were quick to discuss the options with us and correct the problem, always making suggestions as to how we could do something better or look nicer. *Every single one of them worked as if it was their own house. No shortcuts taken. HOME ADDITION (summer/fall 2016): This project included popping up our attic into a master bed & bath, increasing the size of an existing bedroom, all of our electrical retired, all new siding, etc. Again, extremely reasonable price (and we were able to stay in our house, saving us $1000s). But since I say a lot above about how they great they are to work with, I want to add a note about the timeline. It seems most projects take a lot longer than originally planned. Here is our timeline: CONTRACT CONSTRUCTION TIMELINE: start June 14 and end September 16. (3 months) ACTUAL CONSTRUCTION START: August 2 (permitting delays pushed back the start) WE MOVED INTO NEW MASTER BEDROOM: October 2 (bedroom & bathroom complete) (2 months) KIDS MOVED INTO THEIR ROOMS: Just before Thanksgiving (~3.5 months) At this point we were down to a very short punch list and agreed to put a hold on it so Bryan Const could concentrate in getting other projects complete and people in their homes for the holidays and we could not deal with anything over the holidays. Everything has since been finished up and it is over a year later and we are still very happy with the work. Also, another important note about the timeline - our original contract did not include the full redo of our electrical or any painting; we added that on after they started working. Both of these jobs (along with a few other ad-ons) were very time consuming projects, yet they still were able to stay close to their construction time. FENCE: Beautifully priced, beautifully made. Very happy. See before and after pics of all the projects attached.

SCREENED PORCH & DECK (winter 2016): We had nine (9) quotes for our deck project and they were the only company who were able/were willing to do our porch and deck as we wanted. Other companies incorrectly stated permitting issues (we had none) or told us our deck couldn't be where we want it or that we couldn't do any number of things that in fact we could...even without a special permit. Or if they could do it the way we wanted, their price was very high. Bryan Construction knew exactly what we could do and executed the project perfectly! My high praise includes: *very easy to work with and friendly *They provide an architect and do the permitting for you. *respectful, nice, friendly, consistent, hard working work crews. *if any problems or issues arose (and they always do), they were quick to discuss the options with us and correct the problem, always making suggestions as to how we could do something better or look nicer. *Every single one of them worked as if it was their own house. No shortcuts taken. ADDITION (summer/fall 2016): This project included popping up our attic into a master bed & bath, increasing the size of an existing bedroom on the main bedroom floor, all of our electrical retired, all new siding, etc. Again, extremely reasonable price (and we were able to stay in our house, saving us $1000s). But since I say a lot above about how great they are to work with, I want to add a note about the timeline. It seems most projects take a lot longer than originally planned. Here is our timeline: CONTRACT CONSTRUCTION TIMELINE: start June 14 and end September 16. (3 months) ACTUAL CONSTRUCTION START: August 2 (permitting delays pushed back the start) WE MOVED INTO NEW MASTER BEDROOM: October 2 (bedroom & bathroom complete) (2 months) KIDS MOVED INTO THEIR ROOMS: Just before Thanksgiving (~3.5 months) At this point we were down to a very short punch list and agreed to put a hold on it so Bryan Const could concentrate in getting other projects complete and people in their homes for the holidays and we could not deal with anything over the holidays. Everything has since been finished up. Also, another important note about the timeline - our original contract did not include the full redo of our electrical or any painting; we added that on after they started working. Both of these jobs (along with a few other ad-ons) were very time consuming projects, yet they still were able to stay close to their construction time. FENCE (summer 2017): Beautiful, fast and reasonably priced. Before and after pics of all three projects attached.

LOVE OUR NEW HOUSE. We hired Bryan for a major renovation and addition to a 1949 Cape Cod. We generally knew what we wanted and the management and crew worked with us to realize our vision. The work was done on time and on budget (at a fraction of some other bids) and exceeded our expectations. There was a delay due to permitting as well as windows, but they pushed hard and got us in our house on time. There are so many items in a renovation timeline that can throw off a project from finalizing designs, permitting, inclement weather, and special orders. Communication is the key so long as you know what is going on delays do not turn into frustration. We were not living in the house at the time but I dropped in frequently to check on progress. This allowed me to get to know much of the staff and I truly enjoyed my interactions. This was a big undertaking, issues with jobs like these are bound to occur, it is how they are resolved is the mark of a good contractor. We had no roof during the summer when we had some horrendous rains and although the house was properly tarped water did find its way in. A few exterior walls that were not originally slated for removal did get wet, Bryan removed the old drywall and wet insulation and repaired these at no extra cost. Other times, if I noted a concern or felt I saw an issue it was resolved. Amadeo (one of the owners and overall project manager) takes to heart homeowners desires and truly cares, during our frequent walkthroughs if he saw something he didn't like, he had it fixed, even when I didn't notice. The lead framer, Walter, always has a smile on his face, clearly loves his job and does great work. Their electrician Simion hands down the BEST electrician I have ever met. Douglas leads the finishing work and takes pride in his work. Our walls are smooth and our paint perfect. What many do not think about though is... what happens when you get your keys and the house is yours? Houses settle, new construction will shift/settle over time or with that first heavy snow, screw-heads may pop and occasional corner beads too. This does not worry me. Bryan has a 5-year warranty on all their work. I have called them once already and the repairs were made the next day and I couldn't tell they were here. Bottom line, despite any small hiccups along the way we are 100% happy with our home, all who visit cannot believe the quality of the renovation, the open floor plan, the spacious rooms and the little design elements that really make our house great. I pushed for certain elements and they accommodated me and in the end, our house qualified for a Gold rating with Arlington's Green Home Choice program. When we are ready to add a screen porch, I will have them back!

Absolutely frustrating to work with and administratively inept. Were 5 months late (with some items unfinished) from promised completion date on an estimated 5 month home addition and renovation project, despite there being a delay penalty in the contract. Problems started with Steve (co-owner) having great difficulty figuring out the county permit process, as he contends. The county indicates he was slow with the forms and filing. Workers didn’t show as promised on many days, going instead to work on their other projects. We got the “truck broke down” excuse often. Despite constant prompting and Steve’s eager promises, they were neglectful in coordinating with vendors in selecting materials and design components, forcing me to do the vast majority of legwork to keep the project moving. I was mistaken in thinking we were paying them to do this. Luckily, I was able to monitor the work frequently and have experience in construction. I pointed out errors regularly. Steve couldn’t provide a final financial accounting as the project neared completion, adjusting for allowances I paid for directly and contractual penalties. We have asked for this repeatedly and are still waiting. Eight months after Bryan Construction abandoned the project, a group of four employees/sub-contractors came to the home asking me to pay them directly, claiming Bryan Construction had “stiffed” them. It appeared to be an act of intimidation. A police report was filed.

Price: gave us the lowest price of the builders contacted Quality: we have a solid structure and a quality bathroom and other quality features Responsiveness: they will respond eventually Punctuality: they finished our large project within 12 months Professionalism: the workers are clean and safe Overall: use them for smaller projects not larger projects

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The crew was professional and courteous-finished the job when they said they would and it looks great!

We needed to get our house ready to sell. We needed everything from handyman work to expert carpentry. Amadeo Santos is the Best and most trustworthy man we have met in our 20+ years as homeowners. We felt so comfortable with him and his crew that we were able to leave our home for a week without any worries. Upon return our home looked perfect. Amadeo made sure we were completely satisfied before he would accept full payment! Respectful and always courteous they were a delight to have in our home!