Thanks all, especially chiefhandle/Gary, for the helpful replies. My project is in the San Francisco bay area city of Pleasanton. I'm not your typical home owner being an electrical engineer and software developer, and for the last decade also a hobbyist woodworker. I've worked on multi year projects, both professionally and in my woodworking so I've learned patience! I'm not afraid to pay for quality work as I truly appreciate the skill and effort that requires. My outdoor room project has been delayed for nearly three years while we attempted to get a minor CC&R rule changed, to no avail. Now that I have a design that satisfies the HOA, city and my wife I'm looking forward to finally getting underway!