Design resolved before anyone picks up a tool
Most renovations go wrong in the gap between the drawings and the site. We close that gap by doing both — the design and the build sit in one contract, so what gets drawn is what gets built, at the price you were quoted.
Measure and assess
We measure the space as built and find out what it will allow — what is structural, where the plumbing stacks and ducts run, what the building permits and what it never will. Every layout that follows is drawn against those constraints, not around them.
Layout
Two or three plan options tested against how you actually use the space — where you cook, where people gather, what you own and need to store. Each comes with its cost implication, so you are choosing between real numbers rather than pictures.
Elevations and millwork
Every cabinet run, vanity and built-in drawn out properly: door styles, reveals, hardware, interior fittings, the height of each shelf. This is the stage that separates a fitted kitchen from a delivered one.
Materials and finishes
Tile, stone, flooring, paint, fixtures and hardware chosen as one set rather than one decision at a time, then confirmed against lead times. Samples come to you, so you see them in your own light before anything is ordered.
Lighting and electrical
Circuits, switching and where light actually needs to fall — over the island, into the shower niche, beside the bed. Planned before the walls close, because that is the last cheap moment to change it.
The drawing set
A package your property manager will accept for board approval and the city will accept for permit — and the same set your crew builds from, so nothing is interpreted twice.
Why it belongs in one contract
Hire a designer and a contractor separately and you own the space between them. Every discrepancy becomes your phone call, and every change becomes a negotiation.
- One number for design and build, priced as it is drawn
- One point of accountability — no gap between the drawings and the site
- Changes settled on paper, where moving a wall costs nothing
- Materials ordered against lead times before demolition starts
- The crew building it was in the room when it was decided
Design questions, answered
What homeowners ask before the drawings start.
Do I need to hire my own designer?
No. Design is handled in house as part of your build contract, so you deal with one team and one number rather than coordinating between a designer and a contractor who have never worked together.
Can you work from drawings I already have?
Yes. If you have come to us with an architect or designer already engaged, we build from their set and coordinate directly with them. We will review the drawings first and flag anything that will be difficult or expensive to build before you commit to it.
How long does the design stage take?
Usually two to four weeks for a kitchen or bathroom, four to eight for a whole home — measured from the walkthrough to a signed-off drawing set. Condo board approval runs alongside it, so the two do not stack.
What happens if I change my mind partway through?
During design, nothing but time — that is exactly what the stage is for. Once building starts, changes are priced in writing before anything moves, so you always decide with the number in front of you. Resolving decisions on paper is why our fixed price holds.
Is design charged separately?
It is a line in your fixed estimate, not an open-ended hourly arrangement, and you see it before you sign. If you decide not to build with us, the drawings are yours and you owe nothing further.
Start with a free walkthrough
Start with a free walkthrough. We’ll confirm your scope, location and next steps.