To Demo 1st or Design 1st?!
You: "Can your team provide design plans after demo has already started?" {OR}
You: "Can you have design plans ready by our demo date?" If you're asking these questions, the short answer is yes, we can help you. HOWEVER, designs take time. And designs will not be provided in the HGTV-paced timeline you're hoping for.
Basically, there is a HUGE disconnect between the end result home that you want, and the understanding of the design time it takes to get you there.
Any design pro: "If you haven't started demo yet, I suggest you postpone your start date until you're truly ready."
We more than understand the pressure one feels to get a house project started ASAP, but I'm going to break down the reasoning behind getting your Build Set completed before demo happens/ construction continues.
As the saying goes, you don't know what you don't know, so I'm going to try to fill you in on what you don't know. :-) But first, question, do you know what a Build Set is?
You: "What is a Build Set?"Ultimately, what you're really looking for is a Build Set of detailed design drawings - or plans. A Build Set graphically and visually captures what your home is supposed to look like inside & out when your project is DONE. Think of a Build Set as a compilation of custom designs with all final material selections being implemented together in real-life scale. These drawings then supersedes the permit plans as the real roadmap for the GC and subs to achieve the finished home. Ideally, a Build Set would be at least 95-99% complete before demolition takes place. In short, hundreds of design decisions and material selections are captured and depicted within a project's Build Set and, frankly, arriving to these decisions takes time - months, sometimes years even.
The Build Set sets the foundation for a successful remodel, providing clarity, reducing risks, and ultimately delivering a home that meets your vision while also adding value for years to come.
BTS (behind the scenes data) on this Elevation:
Our client's prior Entry lacked functionality for their busy family
Specifically, they needed kid-friendly storage for their kid's sports bags, backpacks, shoes, school papers & power to charge devices
For the grown-ups of the house, they needed an enclosed hanging coat-closet, spot for their purses/ bags & power for a hand-held vacuum to charge-up/ live when not in-use
Bench for putting shoes ON or OFF which then doubles as a spot for packages - coming or going
What you likely have already...
I'm going to assume you already have a Permit Set of plans - which you likely had composed via a drafter, architect, engineers, etc. but make note this will NOT be enough to guide the General Contractor throughout the project. A Permit Set simply provides high-level framework for the project. Think of it like the minimum amount of info needed to submit and acquire a building permit - which leaves much to be desired on the interior detailing and quality of the finish work.
There will inevitably come a time during your remodel, shortly after framing is completed, when your GC or Subs ask for immediate design-related decisions. And unless you're a seasoned interior designer that understands the ripple effect of your design decisions, you won't be able to provide the necessary information to keep your project moving forward without endless change orders.
You: "Now what?"Before joining your project team, we need to fully understand how you arrived to the Proposed Floor Plan - and we need to agree on that plan.
Before we, KBG Design, can feel comfortable expanding design details of your proposed floor plan, we ask questions like...
Did your drafter or architect get to know you, your family, and how you live in the spaces?
How do you want to live in the spaces?
Did you discuss who lives there OR what you'll be doing in these future spaces?
Did they walk the site with you to help identify existing and underlying pain points?
What are/were your original pain points of your existing home? Any new ones?
To what level of detail did they acquire your as-built plans? Was it via tape measure, laser or LiDAR?
Did they provide layout options and explain how these layouts solve your pain-points?
Did you collaborate on proposed layout options?
Are there elements about the proposed plan that you intend to change? And why?
Did you provide any concept images from Pinterest or Houzz?
Are the furnishings shown in the permit set's space planning accurate?
Did your GC provide you with a construction timeline? Where are you at in that timeline?
Do you have a list of materials purchased to-date?
Oftentimes, we review a Permit Set, and we see multifaceted conflicts, layouts not fully developed or just a different version of the homeowner's existing pain points on-repeat. And upon further questioning, the conflicts grow and become even more apparent...'Where were you before we started our project?!' is the most common response. However, we still see potential clients move forward with their very loose construction timeline and without a real plan - and this pains me to no end! I genuinely wish I could save people from their unplanned plans. Sigh
You: "We didn't budget for an interior design firm..."The next thing we frequently hear is, "We didn't budget for an interior design firm". And I admit, design services like ours are not inexpensive, but you will have a much more elevated, one-of-a-kind curated final result. A result that both functionally and aesthetically will stand the test of time. Who wouldn't want that?!
{PS, imagine all the duplicative money & time you will spend trying to get your home completed and how that should have been spent on intentional interior design services like ours.}
A-La-Carte services will NOT be enough.
We frequently hear, "So, I'm already working with a cabinet designer - or a color consultant - or a lighting consultant...etc. etc.". To which I'd advise that several of our vetting questions from above would still apply to these trades/services.
More importantly, I'd point out that you will still need someone to steer the ship to get your home where you want it - functionally & aesthetically - to be finished in a cohesive, all-encompassing manner.
"The Devil is in the Details"
Let's say you're in a friend's home and they have, in your mind, a beautifully remodeled home. Now, step back and really take in all the details of HOW two or more materials come together visually. We refer to these intersections as material transitions. Many of our clients are rather gifted with selecting beautiful materials that go well together, but most have no clue how to execute a detailed design. These pretty material specs are more like an ingredients list without the cooking instructions or units of measure. A Build Set spells out how all the beautiful materials come together and how they transition one to the next.
There is SO much opportunity for beauty and functionality where material transitions occur. Alternatively, there's also an ugly flip-side to this same scenario, but you get the picture. Executing material transitions can be that make-or-break-it difference between an elevated custom look OR a DIY/ Oopsie look. I'm certain we can all imagine a material transition where we wished things looked differently - ha!
YOU: "So, I should postpone my demo date?"YES! I absolutely suggest you postpone your demo date, get your 'ish together now, and your future self will thank you. Don't let the excitement of starting the project overshadow the crucial planning and preparation needed for a smooth and successful project.
Let's face it, you're going to be spending a lot of money on your project - more money than you'd like - and it will feel like insult to injury to pay top-dollar for something you don't like/ doesn't suit your needs.
I get it, people don't want to hear this or do it. Whether you’re updating outdated finishes, reconfiguring layouts, or making structural changes, having a full Build Set of plans BEFORE embarking on your remodel should be essential.
Here’s a deeper dive into THE WHY:
1. Clear Vision for the Project
Again, a full Build Set of plans provides a clear and cohesive vision for the project and design solutions. These plans, which typically include architectural CAD drawings, 3Ds, interior detailing, refined electrical layouts, plumbing systems, cabinetry details, tile/ slab details, structural details, and more, act as a roadmap for the entire process. Without them, the project can become disorganized, leading to confusion, disappointment, costly change-orders and lots of scope creep.
2. Accurate Budgeting and Cost Control
One of the MOST significant benefits of having a Build Set of plans is the ability for a GC to accurately estimate the costs of the project. Using a thorough Build Set, a GC can request hard-numbered bids for every aspect of the project, from materials to labor to installation - allowing you to forecast expenses more accurately. This helps you set a realistic budget and avoid unexpected costs that could arise if the scope of the remodel isn’t clearly defined.
When contractors and suppliers can reference a comprehensive Build Set of plans, you can expect much more precise cost estimates - minimizing the risk of financial surprises along the way. Detailed plans also help with identifying areas where cost-saving adjustments can be made without compromising the overall vision.
3. Permits and Legal Compliance
Without a comprehensive Build Set of plans, you may face delays or complications when trying to get approval from a building inspector - especially when designs are being done by non-designers. During the Detailed Design process, we regularly ensure compliance with local building codes and regulations. This helps prevent costly fines, delays, or even the need to undo work that doesn’t meet the required standards.
4. Streamlined Communication with Contractors and Subcontractors
A Build Set of plans acts as a unified visual reference for everyone involved in the remodel, from contractors to subcontractors. With a single set of plans, miscommunication is minimized, reducing mistakes, rework, and delays.
Contractors can then more accurately allocate resources, plan timelines, and keep the project on track with a clear understanding of what's required.
5. Better Project Management and Scheduling
A complete Build Set of plans connects the timeline with construction milestones, making it easier to manage workflow, prioritize tasks, allocate labor, and track progress. A structured plan also helps schedule inspections, deliveries, and key components, allowing you to anticipate delays and adjust the schedule to stay on track.
6. Reduces the Risk of Design Changes During the Remodel
Mid-project design changes can cause costly delays and impact quality. A complete set of plans provides a solid reference to help you make informed decisions about potential changes. Covering all details, from structural to electrical, the full Build Set of plans minimizes the need for last-minute alterations that could disrupt the project. Thorough pre-planning ensures smoother progress once work begins.
7. Ensures Long-Term Functionality and Value
Having a detailed Build Set of plans is not just about the remodel process itself but also about ensuring the home’s long-term functionality. The plans will take into account factors such as energy efficiency, cohesive design and aesthetic flow. Whether you’re adding square footage, improving functionality, or reconfiguring spaces, these plans help ensure that the home meets your needs both now and in the future. A well-executed remodel based on thoughtful planning is more likely to add value to your home. Homebuyers are drawn to properties remodeled with professional designers and curated layouts.
8. Peace of Mind and Reduced Stress
Lastly, having a detailed Build Set of plans before {really} starting your project brings peace of mind. With every detail accounted for and potential challenges addressed in advance, uncertainty and stress are greatly minimized. You can confidently move forward, knowing your project will stay on track and better prepare you for any unexpected issues.
In Summary
Embarking on a whole-house remodel is a big commitment - financially, emotionally and many other intangible reasons!
Working with an architectural interior design firm like us, does take time, but it's time well spent to solidify your P-L-A-N-S which ensures that the process is smooth, organized, and that the results will more than exceed your expectations!
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