Complete Design Services

officeBig renovations can be transformative, not just of the physical environment, but of one’s spirit and well being. Of course your home will be more beautiful and better organized, that’s a given. But it’s more than that. Renovation is a big creative art project – one most people experience only once or twice in a lifetime. So if you’re going all-in, be sure to enjoy the ride, as well as the destination!

Below is an outline of the design process, from soup to nuts.
For an overview of renovation costs, please click here.

 

 

INITIAL CONSULTATION

All projects, big or small, begin with an initial consultation. If you’re ready to do a complete renovation, I can take you through the process from drafting floor plans through hanging art. Every client requires a different level of service and may take more or less time to make decisions. Therefore, most design services are provided by the hour. In some circumstances, drafting is done as a flat fee.

CUSTOM FLOOR PLANS

Detailed floor plans and elevations will be produced for your renovation project. A set of plans is the basis for contractor bids and Board review. Drafting for smaller projects is done by the hour. For larger projects, drafting fees are quoted on a project-by-project basis after the initial consultation. A set of drawings typically costs $3,000—7,000. If the project requires DOB (Department of Buildings) filing, additional drafting and permit fees will apply.

HOURLY SERVICES

Additional services for ongoing projects are billed by the hour, at $225 per hour. Hours are tracked on a time sheet, and retainers are invoiced at 10-hour intervals. Typically, ongoing projects require an average of 3-5 hours of attention per week.

OBTAINING APPROVALS

There is an art to presenting your alteration to the managing agent in a way that makes approval more streamlined. When DOB filing is required, my expeditors will handle that end of the process. We’ll traffick plans through a series of engineer reviews, as well as oversee additional documentation, such as contractor insurances, licenses and other required paperwork.

CONTRACTOR REFERRALS

Once plans are ready, I can refer qualified contractors, matched to your type of project, personality, and budget. I provide a standardized scope of work memo to all bidders, so bids can be compared apples to apples. My contractors have pre-agreed to a standardized contract which covers situations and tasks the average homeowner may not think to include.

Contractor bids are not marked up and One to One Studio does not accept payments or percentages of any kind from contractors. The price they bid is the price you pay. Preparing the scope of work memo for bids, walking contractors through the job site, reviewing and negotiating bids, and drafting the final contract is handled by the hour.

SELECTING MATERIALS

Before construction begins, you’ll need to make what seems like a gazillion decisions: which tiles, flooring, countertop, faucet, appliances, lighting? Expert advice saves the cost and disappointment of making the wrong choice. I supply an edited selection tailored to your particular design and maintain a library of tile, stone, and counter samples.

I don’t believe in the old-fashioned markup system. Clients pay for the time and expertise involved in selecting, ordering, and trafficking materials. Whenever possible, the client pays the trade price for materials directly to the vendor, so you get both the discount and those credit card points.

OVERSIGHT SERVICES DURING CONSTRUCTION

We consider all installations a 3-way partnership between the client, contractor and designer. To use a theater analogy, think of those roles as producer, talent and director. My role is to ensure the finished product matches the vision we’ve created. Site meetings and email updates keep the client informed even if it’s not possible to be on site. I make scheduled and random site visits throughout construction to check on progress and confer with the contractor, inspect deliveries, and respond to new developments.

POST-CONSTRUCTION SERVICES

Once the dust has literally settled, moving in presents the last challenge. The new space may benefit from editing or rearranging your old furnishings, freshening worn or outdated pieces, or choosing and hanging art in a thoughtful way. In the kitchen, arranging plates, pots, utensils and dry goods properly is a kind of crazy art form. To make your new kitchen as efficient as it was designed to be, let us unpack for you.

DECORATING SERVICES

Usually, when we do a gut renovation, we are integrating paint color and furnishings selections throughout the process. Decorating services are also offered as a stand-alone service or we can tackle furnishings post-renovation, after you’ve had a breather.