The plan and the builder are set: the REV 2 (void-box) foundation Dunaway calls superior, with Keystone placing concrete and Cantsink on the helical piles. After the meeting at Keystone's office, the money, schedule, and scope are largely worked out. This page is the deal as it stands — and the short list of what's left.
The engineer who stamped the drawings says REV 2 is the stronger system. The contractor who'll pour it thinks it's more than this island needs. You're choosing the conservative, engineer-backed option — here's both sides, plainly.
Why the void box, in one breath. The house sits on helical piles either way. In REV 2 the structural slab and grade beams are suspended over a void (collapsible carton forms): when the Houston clay swells, it expands up into that empty space instead of pushing on the foundation. Nothing about the structure's performance depends on imported fill or compaction.
Scott's "overkill" is a fair, experienced read — most homes on the island are simple slab-on-grade. But for a custom home you can't redo, taking the engineer of record's recommendation for the most robust system is a defensible call, and the cost premium over REV 3 is modest.
The REV 2 set is already an "Issued for Construction" set. Its revision ladder reads … Rev 0 = HOA Permit Set (the only line marked "not for construction"), then Rev 1 = "Issued for Construction" (04/06/2026), then Rev 2 = "Revised per client comments." So you're not waiting on an IFC release. Just confirm with Dunaway that REV 2 (06/04 drawings) governs over REV 3 — Scott will build "per the structural drawings dated six-four," which is REV 2.
At the sit-down, the payment structure, the schedule, and the scope questions got worked out. Most of what was an "open question" last week is now answered. (The meeting settled how the deal is structured; the dollar figures below come from Keystone's written proposal.)
Scott sent the redone proposal on 06/24 ("25 Aria Isle_Final_6-24-26.pdf"): $299,483, built to the REV 2 (06/04) drawings, with the meeting's payment schedule written in — Payment #1 (helical) $86,700, then Payment #2 (balance) $212,783 within 15 days of the pour. Carton forms (= void boxes) under the slab are included. Keystone will send wire instructions + the certificate of insurance upon receipt of the signed contract.
One thing still open: Murat asked Scott to match the ~$18,000 difference vs the other bidder — the final proposal still reads $299,483, so that price ask hasn't been granted yet. Decide whether to push it before signing.
This was the open 18″-vs-11″ question. Scott reviewed the site plan and settled it: "You will not need any pad. The finished floor elevation is 133.5 and the natural grade is averaging 132.0. You will need Kenny to just remove the vegetation and level the lot." Only ~1.5 ft of difference — so no engineered pad, no build-up, no compaction testing. (The proposal's boilerplate step-1 "build compacted pad" is overridden by this email — confirm it's struck in the signed copy.)
Per Keystone (via Murat): once the contract is signed and the deposit is in, the helicals are ordered (delivery targeted ~July 10), install takes 10–14 days, then your plumber sets the underground pipes, and the foundation pours within ~20 days (weather permitting). A Woodlands-only superintendent runs it on site daily. Heads-up: Scott is out 6/27–7/5 (back Mon 7/6). The proposal's 11-step responsibility split:
The $299,483 already contains the Cantsink piles. Split it, and you can see exactly what your $86,700 deposit covers — and that, for REV 2, the items Keystone "excluded" mostly fall away.
Last week these were open scope gaps. The meeting and Scott's 06/24 site-plan review closed them:
Your deposit, exactly. Cantsink is a code-listed national helical manufacturer (ICC-ES ESR-1559, in business since 1988); here's what $86,700 buys:
Since Keystone contracts Cantsink, you won't deal with Cantsink directly. Make the documentation a Keystone contract deliverable: Cantsink's sealed/PE pile design (ESR-1559), the daily torque logs, installation reports, and closeout — and you may bring your own independent inspector to watch the drilling if you want (Scott noted some owners do). The engineer certifies the torque logs before the pour.
Three firms — the concrete builder, the pile sub, and the grading sub — each checked against public records (Texas SOS/Comptroller, BBB, OSHA, ENR, ICC-ES).
Most of the heavy questions are answered. What remains is paperwork and a few handoffs.
The 06/24 proposal is signature-ready ($86,700 + $212,783 = $299,483, REV 2). First decide whether to push Scott to match the ~$18k difference. Then confirm it names the right legal entity, that carton forms under slab are in (they are), the excavated grade beams match the Dunaway detail, and 3,000 psi is OK. Attach your own agreement (you can add the "void boxes" wording).
→ You + KeystoneGet Dunaway's one-line written confirmation that REV 2 (06/04) governs over REV 3, plus the "REV 2 preferred" note for the file. Murat has begun sending Keystone the architectural + site plans; include the finished-floor elevation (133.5).
→ Dunaway + YouMurat meets Kenny today — scope is just clear vegetation & level the lot, no pad. Have Kenny call Scott with questions, get Kenny's COI, and decide whether Keystone carries him or you contract him directly.
→ KGW + KeystoneGet John Post & Matt Powers numbers and call them. Keystone sends wire instructions + COI on contract signature — confirm the COI names you as additional insured and matches the contracting entity; pull its Certificate of Account Status. Put the Cantsink PE design + torque logs + vendor lien releases in the contract as deliverables.
→ KeystoneYou've said you'll use a third-party testing inspector (the proposal builds in a step-8 pre-pour inspection). Confirm the engineer certifies the torque logs before the pour, and optionally have your inspector watch the pile drilling.
→ You + Dunaway