The Cost-Plus Transparency Scorecard — free, 16 questions. Two minutes to what draw week really costs you.
For builders on cost-plus contracts
Cost-plus builders:
what’s your Transparency Score?
You tell us your counts — bills a month, active jobs, who builds the draws. We compute the hours from measured minutes and score your books the way your clients would.
Free. 16 questions, about two minutes. No card, no call.
0
Invoices re-typed
4
Checks every dollar clears before it bills
7-day
Your clients see live job costs, inside your first week
0
Features behind a bigger plan
Cost-plus only works when the client believes the numbers.
★★★★★
“The back office stops being the bottleneck.”
★★★★★
“Draws that used to take a day go out in an hour.”
★★★★★
“Our client stopped asking where the money went. They can see it.”
★★★★★
“Every line opens to the invoice behind it. Nothing to argue about.”
★★★★★
“The back office stops being the bottleneck.”
★★★★★
“Draws that used to take a day go out in an hour.”
★★★★★
“Our client stopped asking where the money went. They can see it.”
★★★★★
“Every line opens to the invoice behind it. Nothing to argue about.”
Heard on every cost-plus job
Four client complaints.
One cause.
01
“The budget never matches what I’m billed.”
ENDEDEvery draw line opens to its source invoice.
02
“What is my PM actually doing?”
ENDEDTimesheets built from the record — with the proof attached.
03
“Update’s late again. No photos.”
ENDEDUpdates written from the record, photos attached.
04
“That schedule hasn’t been true in a month.”
ENDEDA schedule that maintains itself.
The cause is office work done by hand.
Inside the product
Watch the work do itself.
Tools trained on 500+ projects.
Generate Estimate
Drop plans & specsPDFPlans_A100–A600.pdf · 42 sheets
Reading plans · writing scope…Scope complete · 4,800 sf ground-up · 14 sections
Generate estimate
01 · General Conditions$184,200
03 · Concrete$312,400
06 · Wood & Plastics$486,900
15 · Mechanical & Plumbing$238,600
Preliminary estimate · 14 divisions$4,120,000
Bump the finishes allowance to $450kUpdated — 09 · Finishes $450,000. New total $4,140,000.
Push estimate live →
✓ Budget live✓ Google Sheet created✓ Drive files mirrored
Plans in. Priced estimate out — with the Sheet and Drive files to match.
Generate Schedule
Scope ✓Plans ✓Estimate ✓38 weeks
Reading scope, plans & estimate · sequencing…Ground-up sequence · 6 phases · 38 weeks
Generate schedule
Site & excavation6 wks
Foundation & concrete7 wks
Framing & shell10 wks
MEP rough-ins8 wks
Finishes11 wks
Punch & closeout4 wks
Framing inspection slipped a week — adjustRebuilt — framing +1 wk, downstream tasks shifted. 39 weeks total.
✓ Schedule live — it maintains itself from here
Scope, plans and estimate in. A living schedule out.
Weekly Updates · Owner’s portal
GmailRead.ai meetingsTasksGenerate weekly update
Reading the week — email, meetings, tasks…Drafted · 5 photos attached · ready to send
Week 14 · April 14 — April 18, 2026
Rough-ins moving steadily; dry well resolved with City of Aspen
On track for framing inspection the first week of May · no budget impact this week
Electrical rough-in
Foundation rebar
Underpin drilling
Floor framing
Finish selectionsKey accomplishments
Radiant tubing layout complete, upper level
Electrical rough-in started, main level
Beam wrap schedule signed off with Sears & Trostel
Dry well resolution confirmed with City of Aspen
Upcoming milestones
Warmboard delivery & install · week of April 27
Framing inspection · first week of May
Stucco color sign-off needed by May 1
CO #14 & #15 acknowledgment by April 25
— Your project manager
Project manager · Mountain Builders
↓ Download PDFEmail your PM
Written from the record, signed by the PM. Every week.
How it works
Three steps. Nothing left behind.
We do the setup. No lost history, no re-keying.
1
We move your data
Every job, active and closed. You hand us access; we do the lifting.
2
The record writes itself
Costs coded. Draws assembled. Waivers chased. Updates drafted.
3
You sign. Everyone sees.
Nothing bills without your signature.
Gmail
Drive
Read.ai
Calendar
NotionLive today Gmail · Google Calendar · Drive · Read.ai · Notion
Next up Buildertrend · QuickBooks · Cloze · Monday.com · Asana
The next step
Get your number.
Free.
Free · 16 questions · about two minutes
The Cost-Plus Transparency Scorecard
No hours to guess. You give the counts you know cold — bills a month, active jobs, who builds the draws — and we compute the hours from measured minutes.
You walk away with
Your Transparency Score out of 100 — the grade your clients would give your books
The hours per PM, per week your back office eats — computed, not guessed
What those hours cost every month, at your own loaded rate
Your top fix, written out — usable Monday, whether or not we ever talk
Why the score matters
It’s the same baseline the Rollout Scorecard Guarantee is measured against — hours back by day 90, or we keep working free until they’re back.
Your PMs’ office hours cost you $15,000–$25,000 a month. The scorecard puts your number on it.
Free. No card, no call. Your score on screen in two minutes.
Results depend on your projects, team, and books.
When you’re ready · one rollout
The Cost-Plus OS
1
The Engine
The software on this page. Bills coded, draws built, clients watching live.
2
The Playbooks
SOPs, org chart, employee agreements. The paper side of a cost-plus shop, written.
3
The Coaching & Scorecards
A training call every week. A measured scorecard every month. Nobody drifts.
The Rollout Scorecard Guarantee
Hours back by day 90 — measured on the scorecard — or we keep working free until they are.
Priced flat. Shown at your scorecard call, next to your measured number. Rollouts run personally, a few shops at a time.
Get my Transparency ScoreThe math
Hours out. Capacity in.
Same salary, same crew — 14 hours a week that didn’t exist before.
18 hrs office22 hrs on the job
4 hrs office22 hrs on the job14 hrs capacity
A four-PM shop
Hours freed
56/wk
Jobs you can add
+4
PMs you didn’t hire
1.4
One PM freed up is a hire you don’t make.
This is the product — live
One record.
Two views.
MBMountain BuildersInternal · billing workspace
CMPay AppsDraft & ReleaseJob CostingComplianceVendors
ItemGatesState
Warmboard, Inc.
←$WS→$
Held · 9 days
CO-14 · Warmboard upgrade
←$WS→$
Review · 2 days
Stoic Plumbing
←$WS→$
Cleared
Week 14 update
←$WS→$
Unsent · 1 day
The workflow writes the record — nobody can fudge it. Nothing bills without your signature.
Questions
The ones you’d actually ask.
Do we have to leave the software we use?+
No. Mikenas sits on top of Gmail, Calendar, Drive, QuickBooks and DocuSign. Nobody on your team learns a new system to keep doing their job.
Can the AI bill my client without me?+
No. Every pay app stops at your signature. The AI builds the draw and attaches the backup; you approve. That check cannot be turned off.
How much does my client actually see?+
Exactly what you choose, line by line. Some firms open every source invoice. Some show category totals and photos. It’s one record either way — you set the depth.
What does it need from my team?+
Access to the accounts you already use, and one person who can answer questions while we set it up. Pay yearly and we move your jobs, budgets and billing history for you — you retype nothing.
How fast does this actually start working?+
Your clients see live job costs inside 7 days. Your team is trained in the first month, and your first pay app goes out through Mikenas.ai by day 30. Nothing about that waits on a migration quarter.
How much does it cost?+
The scorecard is free and the trial is free. The Cost-Plus OS is one flat monthly price — no seat counts, no revenue bands, nothing feature-locked — and we present it on the scorecard call, next to your own measured numbers, so you judge it against what the problem already costs you. You will always know the full price before you are asked for anything.
What if it doesn’t work for us?+
Every rollout runs under the Rollout Scorecard Guarantee: your PMs get measured hours back by day 90, or we keep working free until they do. The baseline is the same scorecard you can take right now — free, before anyone calls you.
Why this exists
Mikenas.ai was built inside a working luxury GC, because the back office was drowning. Every tool on this page ran on real seven-figure projects before anyone else saw it.
If your jobs look like those, the scorecard will find hours. If they don’t, we’ll say so on the call and we both save a quarter.