Our Custom Modern Luxury Home Floor Plan Services

In many professions, you have options when it comes to choosing the right professional to work with. In medicine, there are physician’s assistants, nurse practitioners, and doctors. In law, there are legal aids, paralegals, and attorneys. In finance, there are CPAs, non-licensed accountants, and bookkeepers. And when it comes to designing your home, there are architects, designers, and draftspeople. Each can all perform that role, but they each have different skills and will perform the task differently. So what’s the difference between them?

One that fits the parameters of your families needs, wants, desires, lifestyle, function, storage requirements, hobbies and budget.

Designers work hand in hand with architects in design firms creating and documenting design projects. It’s how they receive their on-the-job experience. In the US, a designer’s career path could have taken many forms. Here’s a few scenarios: T-here are designers who follow the same career path as architects, graduating from an accredited college and getting on-the-job training, but who for one reason or another, have not passed the AREs. This designer could be currently taking the exams (sometimes it takes people years to finish all the exams) and just hasn’t passed them all yet. -There are designers who, after graduating and working in a design firm, decide they don’t want to get licensed (not wanting the added responsibility and liability) and choose to continue their design career as an architectural designer. -They may be a seasoned designer, having been in the architecture profession for many, many years and know a lot more than others about designing and building buildings OR they may have very well just come into the profession and have a degree in architecture.

On paper or online, sharing some visuals with your architect is a great way to make a connection. Every conversation you have with your architect should be reduced to notes. A lot of information will get passed back and forth and it's easy to lose track of decisions you've made or ideas you want to explore further

Architects are the professionals responsible for turning ideas into buildings. At the same time, the daily duties of an architect at a small firm generally consist of communicating, managing projects, researching, planning, designing and drafting.

List of Services - A la carte ​ Design Blue Prints / Construction Documents Sketches for Loan Basic Permit Set Custom Detailed Floor Plans Pricing Set Construction Sets Revisions / Change Orders Consultant Coordination ​ Geotech/ Structural engineers, for foundation HVAC Engineers to cool / heat your house correctly Plumbing Engineers - make sure you get hot water and the pressure is just right. Electrical Engineers - make sure there is enough electricity in the house to support lights, tesla chargers, appliances, generators etc. Landscape- you know you want the curb appeal and perfect backyard space. Pool Consultants- 50% of homes have a pool, why not you? Audio /Visual/ Tech - support for media rooms, robust home offices, home PA systems Green Building - lessen the impact on the environment by using recycled materials, eco friend materials, recycling, reducing waste and more. Material Selections ​ Plumbing Fixtures, i.e. faucets Electrical, i.e. plugs, switches Mechanical, i.e. vent covers. Lighting, chandelier Cabinets / Cabinet Hardware Appliances, cooktops etc Finishes, tile, flooring etc. Door / Hardware, i.e. door handles Windows, casement, picture etc. Furniture Drapes / Blinds / Curtains Décor Art Construction ​ Estimates / Comparison Bidding Negotiation Contractor Team Selection / Execution Punch List Construction Administration ​ Managing Contractor/ subs Overseeing project timelines, scheduling, and budget. Quality Control

It is impossible to fit all of the information need to build the squarefoot you need and squeeze it onto paper. Floor plans are like a recipie to be followed where in which the out come slightly differs if 3 different contractors took the plans and built their versions of the same set of plans. Some clients upgrade to our LUX plans that include detailed drawings for a premium, to achieve precision beyond what the city requires for permit and safety concerns. Other clients are detailed oriented and hire us on for project management services to advocate on behalf of the client during construction to fill in the gaps.

Design drawings are a rough sketch that helps us understand if we are on the right track or not. Floor Plans are a higher resolution of Design Drawings that actually show the technical recipe of how to get it built. This of this as the difference between a 1st trimester sonogram vs the last. You just get more detail out of it. The formal industry terminology is schematic design, Design Development and Construction Documents. But we try to keep things simple here.

There is no education, training, or licensing requirement for a draftsperson. A draftsperson can perform SOME of the tasks that an architect or designer does, but not all. And a draftsperson doesn’t have design education or experience, but they are highly proficient in using computer aided design & drafting software (CADD) to create architectural drawings for construction. They may have obtained certificates, but they don’t have design training, technical construction experience, and don't understand how a building is put together leaving you at high risk of leaky roofs, wobbly foundations, paper thin walls, poor insulation and other major head ache's home owners face as consequences of cheeping out up front.

Revit and that is what we use.

A registered architect is a licensed design professional with extensive education, training, and licensing and is legally responsible for all work they perform. For an architect to legally use the title “registered architect” in the United States, she usually (with few exceptions) must meet the following minimum education, training, and licensing requirements: graduate from an accredited university with an architecture degree (usually 5-6 years of study) complete a minimum amount of on-the-job experience (usually the equivalent of 2 years’ work) pass numerous AREs – Architectural registration exams administered by NCARB (at least 7 exams) take a certain number of continuing education courses each year to maintain a license. Typically an architect learns about design and problem-solving in school, where she also gets crash courses in the various building systems and processes. During the extensive on-the-job experience is where she learns how buildings are put together and who to work with to make it happen. As a highly educated and trained professional, more is legally expected of her, which increases her risk and exposure to liability. An architect is responsible for protecting the health, safety, and welfare of the public. By stamping architectural drawings upon submission to the local jurisdiction, she is, in essence, making this pledge. The fact that an architect is a licensed design professional (and is held legally responsible for her actions) is the main difference between her and other design professionals.

An architect works directly to secure his or her Client's interests, taking into account a full range of important issues including purpose and function, the character and location of a site, methods of construction, value for money, design quality and style as well as related legal and contractual matters.

That varies relative to what you want to build, for instance: A long skinny house costs more per square foot than a square one. A two-story house costs less per square foot than a single story. The finish out will have a lot to say as to the final cost of a house. I know builders that build at $180.00 per sf and builders that build at $1,000.00 per sf. The best way to get a "ballpark" idea of cost is to sit down with me and share what you are thinking. Most of our renovations are currently running at $190/ sqft.

There is no education, training, or licensing requirement for a draftsperson. A draftsperson can perform SOME of the tasks that an architect or designer does, but not all. And a draftsperson doesn’t have design education or experience, but they are highly proficient in using computer aided design & drafting software (CADD) to create architectural drawings for construction. They may have obtained certificates, but they don’t have design training, technical construction experience, and don't understand how a building is put together leaving you at high risk of leaky roofs, wobbly foundations, paper thin walls, poor insulation and other major head ache's home owners face as consequences of cheeping out up front.

After you’ve paid thousands of dollars to have your custom home designed, you might think the plans are yours. The standard contract from the AIA, however, designates the copyright to the plans as belonging to the Design Studio. The client is granted a one-time use of those copyrighted plans on the specific address listed on the contract.

homes that fit and enhance your lifestyle maximize natural sunlight open floor plan symmetry clean lines balance contrast timeless design tailored to client needs collaborative design experience smart homes energy-efficient homes casual living spaces Value Resell value thrive peaceful functional

You can start by generating a program and list out all of the spaces you want in your new home, the approximate sizes, the times of day you will use the space and how much time you spend in those spaces. While doing this it would be helpful to know which spaces are a want or a need. Describe what is currently working for you in the home you live in now and describe what you would change. Create an online album on our Houzz page showing images of your design style and adding comments as to what you like about it. research design styles. We are predominantly Mid-century modern, California modern, transitional, Modern Farmhouse, contemporary and modern. It is critical that you select a designer that has a similar taste. Fill out our questionnaire. It asks you specific questions the help you figure out what you want. We can email this to you. Subscribe to our monthly newsletter with tips, trips, hacks and more. Subscribe here

A designer is not a building contractor. Though the designer may inspect the site and verify that the work is going according to plan, he or she is not expected to know the construction trade. He or she may inform the client about any apparent substandard work, but the liability for construction defects falls ultimately on the building contractor.

There are many options as to whom to hire, see the different categories described below. $ Draftsman - At the very basic level you have your draftsman who is not degreed or licensed and great if you are on a budget for your bottom line needs, but won't get any value out of this and most likely not high-quality finish. This service does not provide design and value and is a more utilitarian approach. Spec Builders use them, basic storage, warehouse and garage design where there is not much to it. We do not perform at this level. $$ Firms/ Studio - Then you have your established firms who crank out work fast and are experienced in a specific building type that operate on volume. We offer ready-made plans that can be purchased by anyone at our store. $$$ Passionists - are your degreed professional from accredited universities, some have undergraduate degrees, others have both undergraduate and master's degrees and sometimes even Ph.D. These guys know what they are doing, are well experienced that provides exceptional service. At this level, the complicated process becomes more of an experience, you get maximum bang for your buck and full understanding of what your choices are, the pros and cons of each for the best possible outcome. This is the level where 80% of our projects are. We function and operate between the $$ and $$$. Sometimes Client's budgets determine the level for them. It is important to know what level of service you want upfront to manage expectations. Subscribe to our monthly newsletter that gives more insight on this here.

he process of design can be complicated and confusing. Here is how one comic describes the process.

It all depends on how much design services you require, the complexity of the project and size. Most of our projects take anywhere between 4 - 9 months on custom client-driven projects plus construction time. Our spec work can take anywhere between 4 weeks 8 weeks for design. We also have larger projects that we have been working on for almost two years now. There are too many variations to be able to give one answer.

An Designer is expected to know what they’re doing in the conduct of their profession, but even very competent professionals are not perfect. Some errors and omissions are only found out after the construction has begun. A contractor is expected to build to the specified dimension, but if the dimensions are faulty, who bears the burden? Even given that a contractor is expected to “check and verify all dimensions” before beginning the work, some errors can still get through. Fortunately, these errors are often small and can be worked out among the client, contractor, and designer. Typically, if the contractor built something different from what was specified on the drawing, then the contractor fixes/ pays for it. If the contractor built what was drawn and it proves incorrect, then the designer is responsible. A good contractor asks questions and vet's design prior to construction if something is unclear. Sometimes the client forgets what was approved or surprised at a result.

Architects are the professionals responsible for turning ideas into buildings. At the same time, the daily duties of an architect at a small firm generally consist of communicating, managing projects, researching, planning, designing and drafting.

Revit and that is what we use.

On paper or online, sharing some visuals with your architect is a great way to make a connection. Every conversation you have with your architect should be reduced to notes. A lot of information will get passed back and forth and it's easy to lose track of decisions you've made or ideas you want to explore further

A registered architect is a licensed design professional with extensive education, training, and licensing and is legally responsible for all work they perform. For an architect to legally use the title “registered architect” in the United States, she usually (with few exceptions) must meet the following minimum education, training, and licensing requirements: graduate from an accredited university with an architecture degree (usually 5-6 years of study) complete a minimum amount of on-the-job experience (usually the equivalent of 2 years’ work) pass numerous AREs – Architectural registration exams administered by NCARB (at least 7 exams) take a certain number of continuing education courses each year to maintain a license. Typically an architect learns about design and problem-solving in school, where she also gets crash courses in the various building systems and processes. During the extensive on-the-job experience is where she learns how buildings are put together and who to work with to make it happen. As a highly educated and trained professional, more is legally expected of her, which increases her risk and exposure to liability. An architect is responsible for protecting the health, safety, and welfare of the public. By stamping architectural drawings upon submission to the local jurisdiction, she is, in essence, making this pledge. The fact that an architect is a licensed design professional (and is held legally responsible for her actions) is the main difference between her and other design professionals.

In many professions, you have options when it comes to choosing the right professional to work with. In medicine, there are physician’s assistants, nurse practitioners, and doctors. In law, there are legal aids, paralegals, and attorneys. In finance, there are CPAs, non-licensed accountants, and bookkeepers. And when it comes to designing your home, there are architects, designers, draftspeople and builders. Each can all perform that role, but they each have different skills and will perform the task differently. So what’s the difference between them? Level of education and skill. With your most expensice asset, your home, it would be wise to select the most educated and expereinced.

It is impossible to fit all of the information need to build the squarefoot you need and squeeze it onto paper. Floor plans are like a recipie to be followed where in which the out come slightly differs if 3 different contractors took the plans and built their versions of the same set of plans. Some clients upgrade to our LUX plans that include detailed drawings for a premium, to achieve precision beyond what the city requires for permit and safety concerns. Other clients are detailed oriented and hire us on for project management services to advocate on behalf of the client during construction to fill in the gaps.

An architect works directly to secure his or her Client's interests, taking into account a full range of important issues including purpose and function, the character and location of a site, methods of construction, value for money, design quality and style as well as related legal and contractual matters.

Tract homes or houses that can are built in very similar styles with small variations, allow for limited customization. These types of homes are built in developments that provide built-in communities. They’re cheaper than custom homes, but as a result you will make sacrifices in your wish list being restricted by their design limits. The primary advantage of building a new custom home is that it can be built to individual specifications. Custom homes can be made in your specific vision and changed as the building process progresses. Building a custom home you have input in every phase of the process. This allows us to tailor the home specifically to your needs and desires

One that fits the parameters of your families needs, wants, desires, lifestyle, function, storage requirements, hobbies and budget.

There is no education, training, or licensing requirement for a draftsperson. A draftsperson can perform SOME of the tasks that an architect or designer does, but not all. And a draftsperson doesn’t have design education or experience, but they are highly proficient in using computer aided design & drafting software (CADD) to create architectural drawings for construction. They may have obtained certificates, but they don’t have design training, technical construction experience, and don't understand how a building is put together leaving you at high risk of leaky roofs, wobbly foundations, paper thin walls, poor insulation and other major head ache's home owners face as consequences of cheeping out up front.

You can have a variety of options live in a home that expresses your lifestyle have spaces that works functionally in tandum with your lifestyle maximize functionality express yourself high quality of materials control over budget the option to lower monthly energy bills by using better building materials design for your house to work with technology lower maintenance costs avoid costly maintenance, repairs and remodels enjoy giving friends and family a house tour feeling joy knowing that you live in your dream home by efficient-anizing your funds, energy and attention.

Designers work hand in hand with architects in design firms creating and documenting design projects. It’s how they receive their on-the-job experience. In the US, a designer’s career path could have taken many forms. Here’s a few scenarios: T-here are designers who follow the same career path as architects, graduating from an accredited college and getting on-the-job training, but who for one reason or another, have not passed the AREs. This designer could be currently taking the exams (sometimes it takes people years to finish all the exams) and just hasn’t passed them all yet. -There are designers who, after graduating and working in a design firm, decide they don’t want to get licensed (not wanting the added responsibility and liability) and choose to continue their design career as an architectural designer. -They may be a seasoned designer, having been in the architecture profession for many, many years and know a lot more than others about designing and building buildings OR they may have very well just come into the profession and have a degree in architecture.

The short answer is, it depends on the quality of the materials selected and the craftsmanship of the contractor and designer. ​ With materials, you can select good, better or best materials which can alter the cost, for example selecting a $25/ sqft countertop versus a $60.00/sqt countertop OR selecting a fast and cheap contractor at a lower price versus a higher quality contractor that listens and delivers the details you need.

Old houses can be bought for less. If you're looking for a true fixer-upper, you'll likely pay less than you would for a new home. And if you do the renovations yourself, you can save thousands of dollars in the long run and you'll end up with a great investment.

When altering the footprint, changing walls, editing electrical or plumbing, then yes.

If you are wanting something specific, yes. Think of a designer as your personal translator between inspiration image to built reality.

Whether or not it's cheaper to renovate or sell depends on your current mortgage situation, as well as how much money you have in savings. Renovations come with immediate, out-of-pocket expenses, whereas moving can put money in your pocket now but cost you a lot more down the line.

The words “renovate” and “remodel” are often used interchangeably when it comes to real estate, contracting, and interior design. Essentially, the difference between them is that a renovation refers to restoring something to a previous state, while a remodel refers to creating something new.

Make sure they are bonded, insured, that their bid is detailed and itemized, have great reviews, have some sort of education or certification, use modern technology to keep the project paperwork organized, and definitely check our top 10 tips for selecting a contractor.

yes, yes, and yes. This is like saying bake a cake or assembling furniture without a recipe or technical instructions. The contractors need plans to know what to price to then know what to build.

In Texas, because of the housing shortage, there is a low barrier to entry in order to become a contractor, meaning...ANYONE can be a contractor. This is so dangerous because you are now in a position to put your most expensive asset into the hands of someone who potentially has ZERO qualifications or credentials. The lawyers won that argument but, what does that mean for you as a homeowner? Here are our TOP 10 things to look for in a contractor, or you can enlist us to do it for you by opting-in our design built service.

You can start by collecting photos that help describe what you want your home to look like. We can set you up on a shared online photo album on HOUZZ. Just let us know that you want to do this and we can set it up for you at not charge. You can also ask for our "renovation checklist" or fill out our "lifestyle analysis" worksheet in order to help you obtain bearings for your project needs in order to be able to articulate your needs. We have what it takes to ask the right questions in order to get you what you need. Once all of this is completed we recommended taking advantage of our 15-minute complimentary phone consultation.

This is easy for us. We look at your space and listen to your needs, we then find the disconnect and then reconfigure everything to work in your favor. We don't do anything without your consent and approval.

Most of the time, yes, but we can chat more on this. All of our projects are so heavily involved that we almost always do.

Sure, but it will be LOUD, DUSTY, MESSY, test your patience, feel longer than you want it to. Yes, it will save you costs in an air BnB rental but it will also take a little bit longer and cost a little bit more because instead of calling the tile guy to all of the kitchen and bathroom tiles at once, we are having to schedule it separately causing us to lose efficiency. ​

A bathroom remodels in North Dallas can typically average from $15,000 to $50,000 and beyond, depending on your material and fixture choices. That means you want to get it right ​

Most Renovations are averaging around $175- $250/sqft for labor and materials for the medium-high range of quality of materials and labor we provide. These usually take 2 - 4 months for design and 6 - 8 months of construction. If you want to live in your house during renovation and phase it out, it will take longer. Of course, these are averages and each client has specific needs that we can accommodate, within reason. See details on costs under each project type and FAQ.

Always much longer than anyone thinks. If it is a small renovation like a bathroom or kitchen, it can take a few weeks/ months. A full home can take almost a year and if clients are living in it, requiring the project to be phased out, then renovations can even take 24 months!

Anyone you like, know and trust, or pops up from as a referral OR anyone with great reviews and work you see that you like. Look at their credentials too, are they educated with experience? Or are they just wanna be's with certifications and little experience with a great website? Don't be shy, research them. Research reviews, read the reviews, look up licenses and degrees. Do what you need to in order to vett whom you are entrusting to work on your most prized asset- your home.

Our strategy to control costs is to make sure you get a minimum of 3 bids, we can help you with this, select materials that offer a great value without breaking the bank, getting everything done at one time instead of phasing the project out so that we have some economy of scale.

Decide what you want and need through our free services and consultation, then work with us to come up with plans and material selections, and then we can build it for you or you can work with your own contractor.

If you want better, tear down and rebuild. If you want cheaper, remodel. Even a wide-ranging whole-house remodel will still be cheaper than tearing down and building anew. ​

The average cost to gut and remodel a house is $100,000 to $200,000, and on up depending on the square footage and age. Gut renovation costs $60 to $150 per square foot and includes demolition, structural improvements, new electrical and plumbing, new roof and HVAC, appliances, and finishing's. Our typical remodels are between $175 -$225/ sqft for what you see in our portfolio. Each client's needs, preferences, and homes are unique and require custom solutions and will be challenging to provide an accurate quote without plans.

There is no good time other than NOW. Renovations are like taking a flight, you need to expect turbulence and no one ever really knows how much and for how long. The important factors are that we laugh these moments through. What we mean by this is that renovations are dirty, LOUD, messy, take a long time, require a lot of patience, tolerance, money, the meeting of the minds because there are so many moving parts that need to be coordinated by so many people. It is messy. ​

Decide what you want and need through our free services and consultation, then work with us to come up with plans and material selections, and then we can build it for you or you can work with your own contractor.

Most of the time, yes, but we can chat more on this. All of our projects are so heavily involved that we almost always do.

Always much longer than anyone thinks. If it is a small renovation like a bathroom or kitchen, it can take a few weeks/ months. A full home can take almost a year and if clients are living in it, requiring the project to be phased out, then renovations can even take 24 months!

Make sure they are bonded, insured, that their bid is detailed and itemized, have great reviews, have some sort of education or certification, use modern technology to keep the project paperwork organized, and definitely check our top 10 tips for selecting a contractor.

The average cost to gut and remodel a house is $100,000 to $200,000, and on up depending on the square footage and age. Gut renovation costs $60 to $150 per square foot and includes demolition, structural improvements, new electrical and plumbing, new roof and HVAC, appliances, and finishing's. Our typical remodels are between $175 -$225/ sqft for what you see in our portfolio. Each client's needs, preferences, and homes are unique and require custom solutions and will be challenging to provide an accurate quote without plans.

Sure, but it will be LOUD, DUSTY, MESSY, test your patience, feel longer than you want it to. Yes, it will save you costs in an air BnB rental but it will also take a little bit longer and cost a little bit more because instead of calling the tile guy to all of the kitchen and bathroom tiles at once, we are having to schedule it separately causing us to lose efficiency. ​

Most Renovations are averaging around $175- $250/sqft for labor and materials for the medium-high range of quality of materials and labor we provide. These usually take 2 - 4 months for design and 6 - 8 months of construction. If you want to live in your house during renovation and phase it out, it will take longer. Of course, these are averages and each client has specific needs that we can accommodate, within reason. See details on costs under each project type and FAQ.

Anyone you like, know and trust, or pops up from as a referral OR anyone with great reviews and work you see that you like. Look at their credentials too, are they educated with experience? Or are they just wanna be's with certifications and little experience with a great website? Don't be shy, research them. Research reviews, read the reviews, look up licenses and degrees. Do what you need to in order to vett whom you are entrusting to work on your most prized asset- your home.

You can start by collecting photos that help describe what you want your home to look like. We can set you up on a shared online photo album on HOUZZ. Just let us know that you want to do this and we can set it up for you at not charge. You can also ask for our "renovation checklist" or fill out our "lifestyle analysis" worksheet in order to help you obtain bearings for your project needs in order to be able to articulate your needs. We have what it takes to ask the right questions in order to get you what you need. Once all of this is completed we recommended taking advantage of our 15-minute complimentary phone consultation.

This is easy for us. We look at your space and listen to your needs, we then find the disconnect and then reconfigure everything to work in your favor. We don't do anything without your consent and approval.

yes, yes, and yes. This is like saying bake a cake or assembling furniture without a recipe or technical instructions. The contractors need plans to know what to price to then know what to build.

The short answer is, it depends on the quality of the materials selected and the craftsmanship of the contractor and designer. ​ With materials, you can select good, better or best materials which can alter the cost, for example selecting a $25/ sqft countertop versus a $60.00/sqt countertop OR selecting a fast and cheap contractor at a lower price versus a higher quality contractor that listens and delivers the details you need.

In Texas, because of the housing shortage, there is a low barrier to entry in order to become a contractor, meaning...ANYONE can be a contractor. This is so dangerous because you are now in a position to put your most expensive asset into the hands of someone who potentially has ZERO qualifications or credentials. The lawyers won that argument but, what does that mean for you as a homeowner? Here are our TOP 10 things to look for in a contractor, or you can enlist us to do it for you by opting-in our design built service.

Old houses can be bought for less. If you're looking for a true fixer-upper, you'll likely pay less than you would for a new home. And if you do the renovations yourself, you can save thousands of dollars in the long run and you'll end up with a great investment.

If you are wanting something specific, yes. Think of a designer as your personal translator between inspiration image to built reality.

When altering the footprint, changing walls, editing electrical or plumbing, then yes.

The words “renovate” and “remodel” are often used interchangeably when it comes to real estate, contracting, and interior design. Essentially, the difference between them is that a renovation refers to restoring something to a previous state, while a remodel refers to creating something new.

Whether or not it's cheaper to renovate or sell depends on your current mortgage situation, as well as how much money you have in savings. Renovations come with immediate, out-of-pocket expenses, whereas moving can put money in your pocket now but cost you a lot more down the line.

There is no good time other than NOW. Renovations are like taking a flight, you need to expect turbulence and no one ever really knows how much and for how long. The important factors are that we laugh these moments through. What we mean by this is that renovations are dirty, LOUD, messy, take a long time, require a lot of patience, tolerance, money, the meeting of the minds because there are so many moving parts that need to be coordinated by so many people. It is messy. ​

A bathroom remodels in North Dallas can typically average from $15,000 to $50,000 and beyond, depending on your material and fixture choices. That means you want to get it right ​

If you want better, tear down and rebuild. If you want cheaper, remodel. Even a wide-ranging whole-house remodel will still be cheaper than tearing down and building anew. ​

Our strategy to control costs is to make sure you get a minimum of 3 bids, we can help you with this, select materials that offer a great value without breaking the bank, getting everything done at one time instead of phasing the project out so that we have some economy of scale.