Journal
A practitioner's perspective on custom builds in the US Virgin Islands and coastal Florida, renovations in Romania, and residential architecture more broadly — the design decisions, market realities, and project knowledge that don't usually get written down.
Featured articles:
The USVI New Build Field Guide
The complete overview for anyone planning a custom home in the US Virgin Islands — islands, permits, timelines, cost drivers, and what the process actually demands from the start.
USVI Construction Costs Per Square Foot
Honest cost ranges for a USVI build, what pushes numbers up, and what to pressure-test in a contractor quote before you commit.
What Does the USVI Permitting Process Actually Look Like?
The permit path from submission to groundbreaking — timelines, agencies involved, common reasons projects get sent back, and what to have in place before you file.
St. John vs. St. Thomas vs. St. Croix
A practical comparison of the three islands for buyers deciding where to build — infrastructure, permit paths, cost differences, and which fits which project.
Cisterns, WAPA, and Water in the USVI
Every USVI home runs on rainwater. How cistern capacity is calculated, what WAPA can and can't be relied on for, and how water infrastructure shapes design decisions.
What Is the USVI Coastal Zone Permit and Do You Need One?
When CZM review applies, what triggers it, and how coastal zone requirements affect timeline, buildable envelope, and cost on a USVI project.
Adding a Guest House in the USVI
What lot coverage rules, utility capacity, and the permit path actually allow when adding a detached structure — for owners evaluating whether their property supports it.
Adding a Pool to a USVI Property
Coastal zone triggers, cistern math, site excavation realities, and honest cost ranges for a pool addition — before you commit to a design or a contractor.
The Romania Apartment Field Guide
The complete framework for buying and renovating a Romanian apartment — building eras, structural realities, permit path, budget structure, and what to check before you commit.
Renovating in Romania: What Budget Estimates Always Miss
The costs contractors leave out of their initial quotes, why Romanian renovation budgets tend to overrun, and how to build a realistic envelope before you start.
Contents:
What building on St. John, St. Thomas, and St. Croix actually involves — from land to permit to construction.
Building on the Florida coast — from flood zone to permit to construction.
Renovation in Romania — what the building, the process, and the design actually involve.
The developer's side of the build — feasibility, spec homes, real numbers.
What building from the ground up actually involves — structure, permits, cost, decisions.
Architecture, culture, and the ideas worth arguing about.
Latest articles:
Architect or Contractor First?
Architect or contractor first? An honest guide to who to call first for a coastal Florida renovation, addition, or build — and when you genuinely don't need an architect.
Adding a Guest House in the US Virgin Islands: What the Permit Path, Lot Rules, and Utilities Actually Require
What lot coverage rules, utility capacity, and the permit path actually allow when adding a detached structure — for owners evaluating whether their property supports it.
Adding a Pool to a USVI Property: What the Permit Process and Site Reality Actually Look Like
Coastal zone triggers, cistern math, site excavation realities, and honest cost ranges for a pool addition — before you commit to a design or a contractor.
How Long Does a Building Permit Take? A State-by-State Reality Check
Building permit timelines range from 2 weeks to 9 months depending on where you're building, what you're building, and how you submit. Here's what actually determines your timeline — and how to shorten it.
What Can You Build on This Lot?
How much land do you need, and what fits on your lot? Setbacks, FAR, coverage and height explained — plus a calculator for the biggest house you can build.
The Romania Apartment Field Guide: everything you need to know before you buy and renovate in Romania
Buying and renovating a Romanian apartment is more complex than it looks. Building era, seismic risk, permits, design approach — here's everything you need to check before you commit.
How to Phase a Renovation in Romania: When to Do Everything at Once — and When Not To
Renovating in Romania? Before you phase your project, check these 4 things: correct sequence, permitting limits, era-specific risks, and what phase one must deliver to protect your budget.
How to Work With an Architect on a Renovation in Romania: What You Need to Prepare
Before hiring an architect in Romania, prepare these: property legal status, scope definition, existing condition docs, budget range, and key questions to ask.