Floor plans & elevations
Scaled drawings showing exactly what's being built, where, and how it relates to what's already there.
01 · Our Process — Design
Designed with you. Built with care.
Design-build means one team, one accountable point of contact, and one honest price — from the first sketch on a napkin through the final piece of trim. We listen first, draw second, and price with full transparency.
Phase 01
Listen
Site walk, scope conversation, and what you actually want from the space.
Phase 02
Sketch
Concept drawings and layout options before we touch a dollar figure.
Phase 03
Plan
Detailed drawings, permit set, materials, and finish selections.
Phase 04
Price
One written estimate. Itemized. No padding. No surprise change orders.
02 · The Approach
Why design-build works.
The traditional way of running a project — hire an architect, take the drawings to three contractors, pick the cheapest one — looks like it saves money. In practice it produces misaligned expectations, surprise change orders, and finger-pointing when the drawings don't match what's buildable.
Design-build collapses that into one team. The same people drawing the plans are the people pricing them, ordering materials, and swinging hammers. The result is a project that's budgeted from day one against what we know it actually costs to build, not what looks good on paper.
For you, that means honest pricing up front, fewer surprises along the way, and a single person — Josh — accountable for the outcome from first call to final walkthrough.
"The cheapest bid is rarely the lowest final cost. Honest design avoids the budget blow-ups."
03 · Deliverables
What you walk away with.
By the end of the design phase, you'll have everything you need to make a confident decision — or to take what we've produced to another builder if you'd rather. No hostage situations.
Materials & finishes
Specific products, brands, and finishes — not vague "TBD" line items that move the budget after you sign.
Itemized budget
Line-by-line cost breakdown. You see what each piece costs, where the budget can flex, and where it can't.
Realistic timeline
Phase-by-phase schedule with the dependencies that actually matter — permits, lead times, weather windows.
04 · Investment
Real numbers, up front.
The first conversation and site visit are free — no obligation, no high-pressure pitch. If we move into a formal design phase, we charge a fixed design fee that's credited toward your build if you decide to move forward with us.
That fee covers our time on drawings, materials sourcing, and the detailed estimate. It also means you own the work product — even if you choose to build with someone else.
01
The site walk
We come to you. Walk the space, look at what's there, talk through how you actually use it and what's missing.
02
The concept
Rough drawings and two or three layout options. We talk through what works and what doesn't before anything gets formal.
03
The drawings
Detailed plans, elevations, and a permit-ready set. Finish selections happen here too — fixtures, flooring, cabinetry.
04
The estimate
A written, itemized estimate valid for 30 days. Sign it and we schedule; don't and you keep the drawings.
06 · Let's Start Sketching
Bring us your napkin sketch.
The first conversation is free, no pressure. Tell us what you're trying to build and we'll tell you honestly what it takes.