Framing that sets the rest of the build up right

It depends on size, complexity and how many trades are waiting behind us, but framing is usually one of the faster visible stages — which is exactly why it is a bad place to rush. Every subsequent trade sets out from the frame, so an out-of-square wall or a mislocated opening multiplies into problems for drywall, cabinets and windows.

Both, according to what the structure needs and what the engineer specifies. Engineered products are common for long spans, headers and floor systems where dimensional timber would need to be impractically large. We build to the stamped structural drawings rather than substituting materials to save a few dollars, because the inspector checks against those drawings.

It does. Low humidity means timber can dry and shrink faster than in wetter climates, so material that has sat unprotected on a site in summer does not behave the same as material stored properly. Termite protection is also a genuine consideration here rather than a formality, and monsoon exposure means an open frame needs to be weathered in on a sensible schedule rather than left standing for months.

Yes, and it is a large share of what we do. The work is different from new build: the existing structure has settled, walls are rarely plumb or square by modern standards, and the junction between old and new is where problems show up years later. We survey the existing conditions before designing the connection rather than assuming the original drawings are accurate.

Structural work needs a permit essentially everywhere we build, and which body issues it depends on where you are — the city in an incorporated area, the county in an unincorporated one such as Sun City, Sun City West or Anthem. We file it before work starts, because framing built against a permit that has not cleared may have to come down.