Frequently Asked Questions about remodeling costs and our unique process.

Do I have to hire an architect to remodel my home or design an addition?

Not necessarily. While an architect brings years of schooling to the table, architectural fees typically account for 10-15% of a construction budget which may be cost prohibitive and unnecessary. If you want interior elevations and millwork details from an architect, that will be an additional charge – anywhere from 1.5 – 2%. You want the architect to coordinate interior finishes? Sure, that will be an additional 2%. What about structural, landscape and lighting plans? All are extra. You can see how architectural fees quickly add up.

Architects are not always in tune with how much it will cost to build what they’ve drawn. If the result is over budget, redesign may be necessary - at the owner's expense. That’s why it’s crucial to have an experienced builder, who understands the cost of construction and materials, involved from the beginning.

Instead of hiring an architect and spending thousands of dollars and many weeks developing a full-blown set of blueprints – consider a design / build firm. These firms offer start to finish building and remodeling services but they typically break the design phase into several stages starting with a feasibility study and a basic set of drawings which is used to establish a rough budget. This is also a great way for you to get to know the firm and decide if you feel comfortable with the team and their approach.

An experienced Design / Build team with good communication and drafting capability may be all you need to develop a buildable plan. Our basic drawings include exterior elevations (if needed), interior floor plans, lighting plans and cabinetry layouts. Once we’ve helped you establish a budget, we can advise you on whether it makes sense to bring in an architect or engineer. In many municipalities, the plans for a new home or addition to an existing home may need to be stamped by an architect or engineer.

In Mecklenburg County, for example, residential plans do not generally require a seal from an architect or engineer unless the plans contain structural elements exceeding the limits of the NC Residential Code. In other words, if it’s not described in the code book, it will need a seal. Examples of this would be truss roof or floor systems, engineered wood beams like LVL or steel beams, unusual foundations or retaining walls, and unusual construction methods like log homes or timber framed structures.

A good Design / Build firm brings a variety of design-related skill sets to your project. Depending on the scope of work, they will assemble a team which may include an architect, residential designer, engineer, and specialty designers for components including cabinetry and interior details. It all depends on your budget and how much detail you require during the design phase.

A Design / Build firm coordinates the services of an architect or residential designer, general contractor, and sub contractors - all under one roof. Design / Build firms typically tailor the design to your construction budget. Since they have real-world knowledge of construction costs, you are less likely to spend time and money having blueprints produced for things you cannot afford to build.

How do Design / Build firms charge for design?

While some Design / Build firms charge a flat fee for design others base the fee on a percentage of the proposed budget or they simply charge hourly. We charge for design and preconstruction services in three stages, starting with a 2% fee to do a feasibility study, produce basic drawings, and provide a rough estimate of the cost to construct. At this point we are providing you with a price range. The choices you make going forward will determine whether you end up on the low or high end of the range.

This is also the time we will decide whether it makes sense to bring in an architect or residential designer and what those costs will be. Assuming you are comfortable with the basic drawings and the budget range, we then collect another 2% to flesh out the winning ideas with perspectives, specs for finishes, allowances, and other details. Finally, 1% nails down all design intent and includes all product selections. Working drawings which require an engineer’s stamp or architectural blueprints are not a part of the design fee and are figured into the construction cost.

How come you don’t have an architect on staff?

Design / Build firms vary widely in how they deliver a one-stop solution for their clients. For some, both the “design” and “build” hats are worn by the company owner who, armed with a CAD program and hands-on remodeling experience, personally handles the project from concept through completion. Other companies rely on a staff of designers and architects to provide the creative solution, while the production department is responsible for construction. Then, there are firms that outsource some or all of the design work, managing the design process much like they manage the construction - with subcontractors.

We do some design in house and outsource other portions because we know our limitations and we believe it is the most efficient and cost-effective solution for our clients. For example, when the company owner is responsible for everything, the risk of miscommunication or conflict between design and production is eliminated. As a result, it would seem to be the most efficient approach. But the most efficient solution does not always produce the best overall result.

A design-build company with extensive internal design resources offers its clients the benefit of trained professionals working full-time in their area of expertise. For those who desire creativity over efficiency, this may be the best option. However, an in-house design staff is limited to the skills and talents of the employees, and there is a cost associated with keeping designers on the payroll.

That’s one of the reasons we outsource some of our design work. While we have the resources in house to tackle many aspects of design including space planning, product selections, and material cost / benefit analysis, we rely on a trusted circle of professionals who specialize in things like cabinetry design and structural engineering. This collaborative approach means we can bring in the right resources to the job when needed.

How much money down do you typically ask for to start a job?

According to the National Association of the Remodeling Industry (NARI), requiring a down payment when the construction contract is signed is standard practice in the industry and signals a customer’s sincere intent to do the project. Typical down payments are 25% to 33% and sometimes higher depending on the type of work being done. We use a sliding scale to determine our down payments. Larger projects require a smaller down payment with several additional payments, also known as “draw requests,” tied to milestones in the construction process such as when a foundation is complete, the plumbing and electrical is “roughed in” or when cabinetry is delivered. Smaller jobs require 50% down and the balance is due upon substantial completion. Your down payment will secure a spot on our schedule and is used to pay for the costs of starting up your job including pulling permits and ordering materials.

Why does remodeling cost more than new construction?

Remodeling involves protection of adjacent finishes, demolition, unknown conditions and significantly more cleanup and coordination. Also, if your home is found to have any hazardous materials such as lead paint or asbestos, this can increase the cost of a remodel.

Do I need to worry about lead paint?

If you live in a home built before 1978, there is a good chance it has lead-based paint. Lead is particularly dangerous to children because their growing bodies absorb more lead than adults and their brains and nervous systems are more sensitive to the damaging effects of lead. In 1978, the federal government banned consumer uses of lead-containing paint, and some states banned it even earlier. Lead from paint, including lead-contaminated dust, is one of the most common causes of lead poisoning. If your home was built before 1978, and you want to remodel your home, you are required to hire a Lead-Safe Certified Renovation firm. Our certification number is: RRP2183

Contractors play an important role in helping to prevent lead exposure. Ordinary renovation and maintenance activities can create dust that contains lead. By following lead-safe work practices, they can prevent lead hazards. They are also required to provide the lead pamphlet, The Lead-Safe Certified Guide to Renovate Right, to owners and occupants before starting renovation work.

How much does remodeling cost per square foot?

This varies widely based on how many square feet we’re talking about, what you are building, and your job site conditions. We recommend people start with $350 / square foot. But you need to get to about 250 square feet before you can even talk in square foot terms. That’s because spaces like bathrooms can easily end up at double this cost per square foot because there are so many expensive components packed into a small space. Nevertheless, this rule of thumb separates a lot of wishful thinking from remodeling reality.

How do I know if I can add on to my home?

In Charlotte, you can add on to your house if there is enough room in your yard and the addition meets the current NC building codes. You can call zoning at 704-336-3819 for information regarding the setbacks and space requirements for the addition you’re contemplating. If you are in Cornelius, Davidson, Huntersville, Matthews, Mooresville or Waxhaw, all building projects in these towns must first be approved by the local zoning departments. The building permit application must be signed off locally before the permit can be processed by Mecklenburg County. We also recommend you get a survey of your property. We can put you in touch with a surveyor if you need one.

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