What Happens When You Work With a Design and Build Company?
If you’re thinking about hiring an expert to design your home, here’s what you should know
Cheryl F
10 January 2023
Houzz Contributor. I'm a London-based journalist with years of experience writing for the UK's top interiors titles. I love shopping for quirky accessories, have a passion for rummaging through vintage stores and I'm ever-hopeful of finding that elusive perfect paint shade.
Houzz Contributor. I'm a London-based journalist with years of experience writing... More
Hiring a design and build company to manage your home project – whether that’s a kitchen extension, loft conversion or new basement room – works for many people, but you may be uncertain about what the job entails and how much it might cost. Here, three experts share what to expect when you work with a professional to help you decide whether it’s right for you.
Professional advice from: Bobby Bunev of GDL Property; Alex Strikovs of Home Republic; Saimir Zejneli of The Home Refurbishment Company
Professional advice from: Bobby Bunev of GDL Property; Alex Strikovs of Home Republic; Saimir Zejneli of The Home Refurbishment Company
What is a design and build company?
These specialists give what is sometimes known as a ‘turnkey’ solution for your home project. In essence, that means their team will manage both the design and build (construction) aspects of the work.
This all-in-one approach means less of a headache for you: in theory, all you’ll need to do is approve the plans and let your chosen contractor get on with things. Having one company can also help keep overheads down.
“Design and build brings an abundance of advantages that traditional methods can’t: faster project delivery, overall cost savings, reduced risk and a single point of accountability,” Alex Strikovs says.
Find design and build companies in your area on Houzz and read reviews from previous clients.
These specialists give what is sometimes known as a ‘turnkey’ solution for your home project. In essence, that means their team will manage both the design and build (construction) aspects of the work.
This all-in-one approach means less of a headache for you: in theory, all you’ll need to do is approve the plans and let your chosen contractor get on with things. Having one company can also help keep overheads down.
“Design and build brings an abundance of advantages that traditional methods can’t: faster project delivery, overall cost savings, reduced risk and a single point of accountability,” Alex Strikovs says.
Find design and build companies in your area on Houzz and read reviews from previous clients.
What happens at the first meeting?
During the initial meeting, you’ll be discussing the basics of your project and your expectations.
“My biggest tip, from experience, would be to keep it as open as possible,” Bobby Bunev says. “It’s vital to have a clear vision of why you’re doing this project – is it because you require more space, more light, better heating and so on?
“Any moodboards and ideabooks will be very helpful at this stage,” he adds. “We’ll ask plenty of questions, aiming to get a clear image of what the requirements are. Finally, it’s important to find out what the target budget is.”
“It’s good for us to also know the value of a property relative to the job,” Saimir Zejneli says. “For example, a property might be worth £500,000 and the client wants an extension and full refurbishment throughout the building at a cost of, let’s say, over £100,000. It might be, however, that in that area, the most expensive similar property with an extension is around £600,000.
“But if, say, we know it’s possible to also have a loft conversion costing another £70,000, then the home might be valued at £850,000-plus, so the client might do both. Our aim is to add value to the property.”
During the initial meeting, you’ll be discussing the basics of your project and your expectations.
“My biggest tip, from experience, would be to keep it as open as possible,” Bobby Bunev says. “It’s vital to have a clear vision of why you’re doing this project – is it because you require more space, more light, better heating and so on?
“Any moodboards and ideabooks will be very helpful at this stage,” he adds. “We’ll ask plenty of questions, aiming to get a clear image of what the requirements are. Finally, it’s important to find out what the target budget is.”
“It’s good for us to also know the value of a property relative to the job,” Saimir Zejneli says. “For example, a property might be worth £500,000 and the client wants an extension and full refurbishment throughout the building at a cost of, let’s say, over £100,000. It might be, however, that in that area, the most expensive similar property with an extension is around £600,000.
“But if, say, we know it’s possible to also have a loft conversion costing another £70,000, then the home might be valued at £850,000-plus, so the client might do both. Our aim is to add value to the property.”
What questions should I ask?
You’ll want to be certain that your design and build company understands what you’re asking for and can fulfil your demands.
Establish who’ll be involved in the project, how long works will take, at what point builders will become involved, and which elements may be contracted out to third parties. Find out if what you’re asking for is feasible within the budget you’re proposing.
Also ask about timelines – a slipping timetable is a common problem, so try to work together. “A schedule of work is important so you can share it. And set up some dates – it will make everyone comfortable and offer a target to hit,” Saimir advises.
It’s also important to ask if the professional can foresee any possible obstacles or challenges to what you’re proposing. Request to see previous projects, either in-person or via images on Houzz or the company’s website. Enquire whether they’ve completed any similar projects recently.
It’s a smart move to find out deadlines for any possible changes, too, as many of us have a tendency to change our minds as things unfold and reality becomes clearer.
You’ll want to be certain that your design and build company understands what you’re asking for and can fulfil your demands.
Establish who’ll be involved in the project, how long works will take, at what point builders will become involved, and which elements may be contracted out to third parties. Find out if what you’re asking for is feasible within the budget you’re proposing.
Also ask about timelines – a slipping timetable is a common problem, so try to work together. “A schedule of work is important so you can share it. And set up some dates – it will make everyone comfortable and offer a target to hit,” Saimir advises.
It’s also important to ask if the professional can foresee any possible obstacles or challenges to what you’re proposing. Request to see previous projects, either in-person or via images on Houzz or the company’s website. Enquire whether they’ve completed any similar projects recently.
It’s a smart move to find out deadlines for any possible changes, too, as many of us have a tendency to change our minds as things unfold and reality becomes clearer.
What are the different stages?
After the initial meeting comes the planning stage. “The next step in the process, if the client doesn’t have any plans in hand, is to invite one of our in-house architects to conduct a measured survey and draw the space,” Bobby says. “They will produce drawings in two formats – existing and proposed.”
Once these plans are approved by a client, Bobby explains the team will submit a planning application to the local authority on the client’s behalf in order to obtain permission to build.
“At that time, we start creating a schedule of finishes and discuss the interior design of the space,” he says. “It’s vital to make sure everyone in the household is happy.
“Once the drawings and schedule are in hand, we produce a full tender breakdown,” he continues. “We then await the green light to exchange contracts and line up our teams for the kick-off.
“With the approaching completion, we’ll provide a practical completion and satisfaction certificate, signed once works done have met the client’s expectations,” he says. “Apart from this, we issue a copy of all relevant certificates connected to the works.
“The completion of the project doesn’t mean our responsibilities towards our client are finished,” Bobby adds. “In our guarantee period, we’ll cover any necessary touch-ups or issues that may occur.”
After the initial meeting comes the planning stage. “The next step in the process, if the client doesn’t have any plans in hand, is to invite one of our in-house architects to conduct a measured survey and draw the space,” Bobby says. “They will produce drawings in two formats – existing and proposed.”
Once these plans are approved by a client, Bobby explains the team will submit a planning application to the local authority on the client’s behalf in order to obtain permission to build.
“At that time, we start creating a schedule of finishes and discuss the interior design of the space,” he says. “It’s vital to make sure everyone in the household is happy.
“Once the drawings and schedule are in hand, we produce a full tender breakdown,” he continues. “We then await the green light to exchange contracts and line up our teams for the kick-off.
“With the approaching completion, we’ll provide a practical completion and satisfaction certificate, signed once works done have met the client’s expectations,” he says. “Apart from this, we issue a copy of all relevant certificates connected to the works.
“The completion of the project doesn’t mean our responsibilities towards our client are finished,” Bobby adds. “In our guarantee period, we’ll cover any necessary touch-ups or issues that may occur.”
Are other pros involved, and will the company find them for me?
This will vary from firm to firm, so always check exactly who’s on the team. At Bobby’s company, for example, most of the staff are in-house, except for heating engineers and some specialist contractors, while other firms may have external teams.
“It’s best to get a structural engineer, architect and interior designer involved at the beginning,” Saimir says. “If the customer would like a full design and build, then it’s best to separate costs for the above professional teams and separate building costs.”
This will vary from firm to firm, so always check exactly who’s on the team. At Bobby’s company, for example, most of the staff are in-house, except for heating engineers and some specialist contractors, while other firms may have external teams.
“It’s best to get a structural engineer, architect and interior designer involved at the beginning,” Saimir says. “If the customer would like a full design and build, then it’s best to separate costs for the above professional teams and separate building costs.”
What are the most common challenges and how do design and build teams deal with them?
Typical issues on any house project include increased costs due to unforeseen problems, or the project taking longer than expected. However, one advantage of a design and build company is it’s easier to pinpoint what’s happening, as you’re only dealing with one firm.
Choose a professional you feel is open to your ideas and easy to talk to – that way it will be easier to collaborate when issues do arise.
“Communication is important,” agrees Saimir, who uses Whatsapp group chats to keep in constant touch with his clients. Look out for professionals who use Houzz Pro management software, as the client dashboard will allow the team to provide you with clear daily updates on all aspects of your project.
Perhaps most importantly, the professional also needs to understand you as a person. “In my opinion, it’s important to understand the background and ethnicity of a client,” Saimir says, as this can have an influence on their taste and interior design ideas.
He also recommends you discuss whether you’re planning to move out in the short-term ahead of time – to avoid panics down the line. “A customer might rent a property for a short let or move out at an agreed starting time,” he says. “In some cases, that means we can start to fully strip out the property to save time.”
More: How to Plan a Renovation When Prices Are Rising
Typical issues on any house project include increased costs due to unforeseen problems, or the project taking longer than expected. However, one advantage of a design and build company is it’s easier to pinpoint what’s happening, as you’re only dealing with one firm.
Choose a professional you feel is open to your ideas and easy to talk to – that way it will be easier to collaborate when issues do arise.
“Communication is important,” agrees Saimir, who uses Whatsapp group chats to keep in constant touch with his clients. Look out for professionals who use Houzz Pro management software, as the client dashboard will allow the team to provide you with clear daily updates on all aspects of your project.
Perhaps most importantly, the professional also needs to understand you as a person. “In my opinion, it’s important to understand the background and ethnicity of a client,” Saimir says, as this can have an influence on their taste and interior design ideas.
He also recommends you discuss whether you’re planning to move out in the short-term ahead of time – to avoid panics down the line. “A customer might rent a property for a short let or move out at an agreed starting time,” he says. “In some cases, that means we can start to fully strip out the property to save time.”
More: How to Plan a Renovation When Prices Are Rising
How long does a typical project take?
Again, there’s no set answer to this. However, Alex says that a flat in a block would, on average, take around four months to refurbish. “A complete house renovation takes around five to eight months,” he says, “and a house where a basement needs to be excavated, and therefore underpinned, would take eight to 10 months.”
Again, there’s no set answer to this. However, Alex says that a flat in a block would, on average, take around four months to refurbish. “A complete house renovation takes around five to eight months,” he says, “and a house where a basement needs to be excavated, and therefore underpinned, would take eight to 10 months.”
What’s a typical budget for hiring a design and build team?
“Clearly, the cost will depend on things including the type and size of the property, the scale of the project, the specification, the timeline, access and finishes,” Alex says.
He explains that for his company to refurbish a simple mansion block apartment, the costs tend to range from around £1,600 to £2,500 per sq m. “For a house renovation, the figure is closer to £2,500 to £3,000 per sq m.”
Basements are pricier, often £6,000 to £7,000 per sq m, Alex says, with much of the extra cost tied to excavations and creating a shell and structure.
Prices have been rising more rapidly than usual lately, though, so ensure you check your chosen company’s updated costs when budgeting.
Tell us…
Have you hired a design and build company? Share your stories in the Comments.
“Clearly, the cost will depend on things including the type and size of the property, the scale of the project, the specification, the timeline, access and finishes,” Alex says.
He explains that for his company to refurbish a simple mansion block apartment, the costs tend to range from around £1,600 to £2,500 per sq m. “For a house renovation, the figure is closer to £2,500 to £3,000 per sq m.”
Basements are pricier, often £6,000 to £7,000 per sq m, Alex says, with much of the extra cost tied to excavations and creating a shell and structure.
Prices have been rising more rapidly than usual lately, though, so ensure you check your chosen company’s updated costs when budgeting.
Tell us…
Have you hired a design and build company? Share your stories in the Comments.
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I would check the resale value very carefully. Have a few estate agents round and keep an ey on similar sold properties in the same area which share a similar specification. Unless its your "forever house" you may well spend more than you can recoup if life forces you to move. That cost increase /sq m is scary. If your house requires a lot of work it may be more cost efficient to move to a similar house in the same area that has already had the work completed.
I am looking at a property I want to buy. The area and shell ie the outside / exterior is attractive but the inside is not to my taste. Though internally it is structured well, it does not have a formal dining area which is a must that I have. Also I want to reposition the stair case. And other things like underfloor heating on both floors and an interior designer.
Would planning permission be required for the internal restructuring for a property? Can I find a company that can undertake all the work instead of breaking it up with different contractors?
Thank you
Jacqueline