REMODEL PROJECT DESIGN & BUILD PROCESS
Remodeling your home can seem like an overwhelming task. However, with the right team, the design & build process can be a breeze! This page is filled with resources to help everything feel familiar once we get started.
- Our first step is a site visit where we review the scope and discuss budget, features, and so on.
- After the initial meeting, we should have a good idea about initial scope, and budget,. From there, we will create a design contract that will outline what we will design, the cost of design services, and the goal of the design work in terms of project budget. Design fees will vary based on the project, but start at $3000.00 for non-architectural projects, and can be $10-$20k for architecturally-involved projects.
- Once this contract is signed, we will measure the space and begin creating documents for the remodel. This will include space planning and cabinet plans if this is an interior remodel, as well as survey, architecture, and engineering if it is an addition.
- Once we have the initial design approved, we will create a budget based on the design to make sure we are still in the proper price range. This should be considered approximate at this point because many details are still to be determined, and the tradespeople involved need to assess the site and verify pricing.
- This is our best approximation at this point. Once approved, we move forward with a construction contract and collect a construction retainer fee of $5,000.00 that applies to the total cost of construction.
- Here, we will select all materials and create multiple documents in order to have a very thorough package that does not require guess work or back and forth once construction has begun.
- Once these selections have been made, and the design package is nearly complete, we will do a walk through of the site with our construction team. The site supervisor, Project Manager, and all tradespeople involved will walk the site together to verify scope, assess potential risks, and verify all pricing. These elements are then added into our construction documentation.
- Once the last bits of feedback from the trades have been added to the scope, and all pricing verified, we submit a package for sign off. This will include floor plans, selections, scope, and pricing. It will also include a schedule for construction, as well as a payment schedule based on milestones of completion.
- Once these have been approved, and we have received a down payment, we order all materials for the job.
- Based on our contractual start date, we break ground. Typically, this will be a couple weeks after cabinets have been ordered so that we are not waiting on material, but each project is unique and has different requirements.
The first step to involve Denver Design Build is to get in touch via phone or email. However, prior to reaching out, we encourage customers to set a realistic construction budget (please see budget section below), as well as create a Pinterest board or Houzz idea book to begin organizing thoughts. If financing is involved, we also encourage you to get pre- approved before the process of securing estimates.
In order to maximize efficiency, we prefer to limit a project commute to 30 minutes from our office at 100 Kalamath St in Denver. If a home falls in such an area, we’re happy to visit. For areas such as Boulder, Castle Rock, Parker, and other further out suburbs, we encourage you to find local contractor.
We do have a minimum project cost of $50,000 (excepting repeat customers). We encourage you to visit our cost section (below) to determine if your project will likely be more or less than $50,000. We may be willing to make exception on case by case basis.
Though many General Contractors are 100% contracted, we maintain a staff of highly talented project managers, carpenters, and laborers. At this point, trades such as mechanical, electrical, plumbing, and so on are sub-contracted out. We maintain a consistent list of talented subs we use regularly.
In order to maximize efficiency, maintain your schedule, and control quality to the highest degree, project managers are only running 2-3 jobs simultaneously. They will typically be at your home 15-20 hours a week.
While we have 2 architects and designers on staff, we are open to working with others should they desire to partner with us.
As mentioned, the first step is to compile a list of images and a project “wish list.” From there, we begin space-planning and incorporate both your wish list and design preferences. Our talented on-staff design team has experience working with clients to create a cohesive vision for each and every project. There will be multiple meetings in order to provide personal, face-to-face interaction, rather than digital correspondence.
Understanding Your Budget
Estimating is a scientific endeavor.
To do it well, one must be thorough, thoughtful, informed, and take a collaborative approach. It is not so easy as looking at a job for 20 minutes and approximating a number that will be 100% accurate. That said, based on experiences, we have created some approximations for various projects to help better inform our customers and potential customers.
These should be regarded as ballpark pricing only, as every project has unique aspects that may fall outside “standard” projections. These include construction costs only. Soft-costs, such as survey, architecture, engineering and interior design, can account for up to 10% of a job, though there’s an economy of scale with this too. A $100,000 job often has soft costs of $10,000.00 to $12,000.00, whereas a $500,000.00 job can have soft costs of $20,000.00 to $30,000.00.
- Master suite additions are typically 400 square feet in size, and are generally between $100k-$120k.
- Historic additions are houses that are pre 1950’s. Generally, they should be budgeted at $250-$300 per square foot, plus any extras, such as a kitchen, etc.
- Standard addition costs are approximately $250 per square foot, but this depends on size.
Note: There is an economy of scale with additions: the smaller an addition is, the higher the cost per square foot since certain fixed costs are spread across a smaller footprint. Generally, the $200 per square foot cost is for sizes of 1000 square feet or more.
- Historic basements generally are in the $90 to $120 per square foot range. This is due primarily to the amount of additional work required other than standard finishing. For example, concrete work on cracking floors, addition of egress, and a large scale of plumbing and electrical work. For an 800 square foot historic basement, one should budget approximately $100,000.00.
- Standard basement in a suburban area or new home should expect to spend between $60 and $80 per square foot, but this will depend quite a bit on finishes. A 1400 square foot basement will be approximately $100,000.00.
Note: The actual cost will always depend on features. A large box with carpet is less expensive than a 2 bedroom basement with a wet bar and master bathroom. Like additions, there is generally an economy of scale, where larger basements are less expensive per square foot than smaller ones.
- Historic bathrooms will generally start at $25k due to the issues mentioned above for historical homes. Typically, we remove all plaster and lath, run 2 circuits, redo plumbing, etc. A 5 piece bathroom in a historic house can run as much as $40k to replace, and $50k to add a full master bath where none exists now.
- Master bathrooms in non-historic homes generally run in the $33k to $40k neighborhood for a 5 piece bath. This, again, will depend on features such as a rain head shower, body sprayers, type of tub, whether plumbing is moving, whether we have heated floors, and what level of finish we are doing
- Hall baths are generally in the $12-$18k range for a 3 piece bath. Factors here will depend on whether or not we are using glass or a shower curtain, whether fixture or walls are moving, etc. In a historic home, even this project is in the $25k range.
- Kitchens generally range from the $35k to $50k range, excluding appliances, which can add another $5k to $20k, depending on the selection.
- Larger kitchens where walls are moving that include additional scope on the main floor, can range from $70k to $100k, depending on what additional items are being done (floors, fireplace, front door, paint, etc.).
- Moving a kitchen can add $10 to $20k to the scope, depending on the size and how far it is moving
- An average kitchen cabinet package for a semi-custom line, typically runs about $15 to 20k for a 20 cabinet kitchen, including install
- A whole house remodel can vary quite a bit, but the rule of thumb for a historical home is $100 -$120 per square foot for INTERIOR ONLY. This does not include windows, house exterior, brick work, roof, etc. This generally does include layout changes, adding electrical and plumbing, a new electrical panel, new stair case, etc.
- For a suburban home, which are often much bigger, this number can be closer to $60 to $70 per square foot. Part of the reason is that there is often less plumbing to move, less electrical and less structural work. If a house is taken down to the studs and reconfigured, $100 per square foot or more should be expected.
- A gut is different. A house that is being take down to the studs with all new electrical, plumbing, drywall and windows will generally be $150 to $160 per square foot, so a total gut of a 2000 square foot house, can be in the $300k range, at which point you may want to consider doing a scrape since the cost difference is not that great, given the scale.
Pop-tops are not a simple endeavor. The generally require redoing much of the main floor, and even the basement due to structural requirements, as well as the fact that the interior will be exposed to the elements for a time. It is for this reason, that we do not do pop tops.
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