How design-build works
Six steps, one team. You know the price before construction starts, and every change after that is priced in writing before it happens.
The six steps
First conversation and site visit
We visit the house, listen to what is not working, and talk frankly about budget range and timing. If we are not the right fit, we say so and suggest who might be.
What you have at the end: A short written summary of the visit and a proposed design agreement.
Design agreement and concept
A fixed-fee design agreement starts the work. We measure, draw the existing house and present two or three concept options, each with a cost range.
What you have at the end: Existing-condition drawings and priced concept options.
Design development and fixed price
The chosen concept is developed into detailed drawings and selections. Our estimator prices each stage from trade quotes, so the design and the budget move together.
What you have at the end: A complete drawing set, a selections schedule and a line-item fixed price.
Permits and pre-construction
We submit permits, coordinate engineering, order long-lead items and plan site protection, so construction starts with materials confirmed.
What you have at the end: A construction schedule, permit status and confirmed lead times.
Construction
One site lead runs the job from demolition to final inspection. You get a weekly site meeting, photographs and a shared schedule. Any change is priced in writing before it happens.
What you have at the end: Weekly updates and written change orders, never verbal ones.
Walkthrough and aftercare
We walk through every system, finish the punch list, hand over manuals and finish schedules, and return for a planned check-in after the first year.
What you have at the end: A handover binder, a punch list closed in writing and a one-year visit.
How long will it take?
Choose a project type to see typical ranges for each stage. They are illustrative: your schedule depends on the house, how quickly selections are made, and current permit review times. Stages often overlap; they are shown separately for clarity.
| Project type | Design and pricing | Permit review | Ordering and preparation | Construction | Overall |
|---|---|---|---|---|---|
| Kitchen | 4–6 | 2–6 | 2–4 | 8–12 | about 3.5 to 6.5 months |
| Primary bath | 4–6 | 2–6 | 2–3 | 6–10 | about 3 to 6 months |
| Whole-home renovation | 8–12 | 6–12 | 3–5 | 20–32 | about 8.5 to 14 months |
| Addition or casita | 8–12 | 8–16 | 3–5 | 16–26 | about 8 to 13.5 months |
| Custom home | 16–24 | 10–20 | 4–6 | 52–72 | about 19 to 28 months |
How the price is set and kept
During design development our estimator prices the project from real trade quotes. When the drawings and selections are complete, you receive a line-item fixed price. Anything not yet chosen is listed as an allowance with a stated budget.
Allowances
If a final choice costs more or less than its allowance, the difference is added or credited in writing. You can see every allowance in one schedule.
Changes
Changes during construction are welcome, but each one is priced and approved in writing before the work is done. Nothing is added to the bill after the fact.
Payments
Payments follow completed stages of work, so you never pay far ahead of what has been built.
What working with us looks like each week
- One site lead
- The same person runs your project from demolition to final inspection and is your first point of contact.
- A weekly site meeting
- Progress, decisions needed, and the next two weeks of the schedule, on site or by video.
- A shared schedule
- You can see what is happening this week and what needs to be decided before it causes a delay.
- Written records
- Change orders, selections and inspection results are written down and shared, never left to memory.
Start with a conversation
Tell us about the house and what is not working. The planner takes about four minutes, and the first site visit is free.