A Smarter, Safer Path to Your Luxury Home Transformation
When the Industry Fell Short, We Built a Better Way
Before founding STUDIO 818, we designed and developed over 50 real estate investment projects as a husband-and-wife team. That hands-on experience—combined with John-Paul’s leadership on more than 200 investment and development projects—exposed the deep flaws baked into the traditional design and construction model.
We saw homeowners caught in the middle of misaligned priorities, fragmented teams, and poor oversight—often at the cost of their budgets, timelines, and peace of mind.
So, we set out to build something better.
What we developed is both a delivery method and an operating framework—designed to eliminate these systemic issues by bridging gaps, removing inefficiencies, and protecting your investment at every step.
The delivery method is our Design Build Concierge™ approach. It’s how we deliver—and how you experience—a seamless, stress-free transformation.
Behind the scenes, the engine powering that experience is our proprietary Design + Build Management Process: a structured, step-by-step framework that gives you a smarter, more transparent path to building a home that’s aligned from day one.
A Proven Framework for a Seamless Experience
We don’t rely on guesses, vague estimates, or hollow promises. We rely on a proven framework—developed through decades of real-world experience—that puts your goals, budget, and peace of mind at the center of everything.
These are the three core tenets of our Design + Build Management Process—the behind-the-scenes framework that powers your Design Build Concierge experience:
1 – Collaborative Pre-Construction Planning
We align your vision, scope, and investment goals from the start (even before purchasing a property with our Buy-It-Right Property Consulting service.) Then—unlike traditional models, we develop and layer your conceptual design over real financial benchmarks, giving you clarity and confidence before making major commitments.
2 – Meticulous Master Design & Planning
Every element and finish is thoughtfully designed, specified, and approved across the entire property before construction begins. We source and procure key materials in advance to avoid surprises, prevent delays, and eliminate costly changes down the line.
3 – Dedicated Owner’s Project Management
At the right moment in the process, we bring the architect and general contractor onto the team—not too early, not too late—to ensure their input is aligned with your design, scope, and investment strategy.
From that point forward, we serve as your Owner’s Project Manager (OPM)—overseeing every detail, coordinating all specialists, and resolving issues proactively. Instead of siloed professionals working independently, you get one unified team working in sync, guided by a clear strategy from day one.
With our framework in place, we mitigate change orders, eliminate unnecessary delays, and protect your investment—delivering a smoother, more rewarding journey to the home you’ve always imagined.
No False Promises—Just Expert Problem-Solving
We won’t promise that everything will go perfectly—because in any major renovation or new build, challenges will arise.
What we can promise is that we’ll handle those challenges for you.
We coordinate the moving parts. We solve the problems. We take ownership—so you don’t have to carry the stress.
With STUDIO 818’s hands-on Design & Build Concierge™ approach, every detail is expertly managed under one roof. From your first meeting through your fully furnished move-in day, we tailor the journey to your vision—delivering a finished home that reflects who you are and how you want to live.
A Closer Look at How It All Comes Together
While the high-level overview above gave you the big picture, this next section breaks down the key phases of our Design + Build Management process in greater detail.
From discovery to delivery, you’ll see how we guide each step with intention, clarity, and precision. And while this is still a bird’s-eye view, we dive even deeper when we collaborate with you directly—tailoring each phase to the specific needs of your project.
STEP 1: PROJECT ASSESSMENT
1.1 -- ON-SITE CONSULTATION
Our initial on-site consultation where we;
✔ Review site conditions in relation to client goals & vision
✔ Provide feedback based on site conditions & alternative ideas for achieving goals
✔ Walk through desired changes & layout ideas on site then provide feedback on potential cost impacts
✔ Provide initial broad-based guidance on expected overall
investment required for the project
1.2 -- PROJECT ASSESSMENT
STUDIO 818’s exclusive Project Assessment process is critical. for aligning your project scope with the overall investment for your custom home. This detailed feasibility study gives you clarity and understanding of exactly what your project will require before the Pre-Planning stages begin.
The Project Assessment report provides four key categories of information that will help you make educated decisions on your project:
1 – Summary of site conditions, setbacks, impacts of governing agencies, etc.—for a clear picture on potential challenges & related solutions
2 – A comprehensive, all-inclusive budget based on your intended project scope & personal design aesthetic—so you know exactly what investment to expect.
3 – A realistic project timeline—ensuring a smooth, well-paced process.
4 – Projected post-renovation property value—so you can make informed investment decisions with confidence.
1.3 -- PA REPORT REVIEW
Once your Project Assessment report is complete you will have all the data points needed to make critical decisions on both the desired scope of work and relative projected investment.
We then meet to review the report and with our Concierge approach discuss practical, tangible options to fine tune your project by adjusting the balance between quality, pricing & timelines.
Once your project scope and initial overall targeted investment are aligned we move to Step 2 of our process.
STEP 2: PRE-CONSTRUCTION PLANNING & CONCEPTUAL DESIGN
2.1 -- PROGRAMMING
Gather & document:
✔ Client needs & wants
✔ Desired overall & area-specific design aesthetic
✔ Catalog furniture already owned & to be purchased
✔ 2D & 3D models of existing spaces (if existing home)
2.2 -- INITIAL CONCEPTUAL DESIGN
✔ Clarify design preferences (Rapid Fire exercise)
✔ Develop initial proposed space plans (always the first step, even with a new build)
✔ Update preliminary budget projections as needed
2.3 - FINAL CONCEPTUAL DESIGN
✔ Finalize space plan
✔ Develop conceptual exterior elevations
✔ Develop mood & material boards to confirm general finish levels
✔ Identify & discuss potential challenges with costs or construction based on conceptual plans
2.4 -- PROJECT PARAMETERS SET
✔ Updated project scope reviewed
✔ Updated overall project investment reviewed
✔ Discuss possible modifications to project scope and/or overall targeted investment if necessary
✔ Execute value engineering studies as required
✔ Final targeted overall investment & project scope reviewed & approved
STEP 3: MASTER PLANNING & PROCUREMENT
3.1 -- DESIGN DEVELOPMENT
✔ Interactive 3D modeling & virtual reality for spatial study
✔ Interior architecture & finish plans with approved finishes, fixtures & equipment
✔ Photorealistic rendered views with actual finishes & fixtures
✔ Physical samples of finishes to touch & feel
✔ Budget update with all approved finishes, fixtures & equipment (FF&E)
3.2 -- FURNITURE DESIGN
For clients choosing Furniture Design & Procurement for a fully-furnished turn-key move-in experience.
Furniture Design begins in & runs parallel with 3.1 Design Development for maximum efficiency.
3.3 -- PRELIMINARY CONTRACTOR SELECTION
✔ Pre-screen General Contractors (GC) for alignment on project scope.
✔ Review conceptual plans with GC(s) for preliminary pricing.
✔ Document & compare GC feedback
3.4 -- DESIGN CONTRACT DRAWINGS
✔ Finish plan with approved finishes, fixtures & equipment
✔ Supplemental electrical details & reflected ceiling plan
✔ Interior 2D elevations with details for accurate construction
3.5 -- COORDINATE WITH ARCHITECT ON CONSTRUCTION DRAWINGS
✔ Coordinate with architect and/or engineers on permit plan set
✔ Consistent communication with architect as both the Design & Construction Contract Drawings are developed (often in parallel for maximum efficiency)
✔ Review final permit plans to ensure alignment with design intent
3.6 -- FINAL CONTRACTOR SELECTION
✔ Meet with preferred contractors on-site to review plans & scope of work
✔ Available to GC for questions during bidding/proposal process
✔ Collaborate with GC on opportunities for job costing efficiency
✔ Proposals reviewed & pricing / work scope clarified with GC
3.7 -- PROCUREMENT OF FINISH MATERIALS
✔ STUDIO 818 places, manages & tracks all finish, fixture & equipment (FF&E) orders
✔ We identify & prioritize all long lead materials
✔ We receive & inspect all FF&E products for accuracy, damage and/or defects
✔ We handle all damage claims, returns & replacements on FF&E orders
STEP 4: CONSTRUCTION CONCIERGE & OWNER’S PROJECT MANAGER
4.1 -- SHELL & PRIMARY CONSTRUCTION
✔ Regular on-site meetings with contractors to review work progress relative to plans / Design Contract Drawings
✔ Quality assurance: proactively identify potential issues with construction work relative to design intent & creatively solve problems as they arise
✔Respond to contractors’ RFI’s (Requests For Information) clarifying specifications and/or construction details relative to design intent and FF&E
✔ Collaborate with GC on cost-effective solutions to challenges that arise during construction (primarily related to work on existing structures)
✔ Information control & reporting: as your primary point of contact we protect you by documenting all major communications with the GC, subcontractors & vendors working on-site via your client portal on our project management dashboard
✔ Provide you Project Update reports at a minimum of every other week during construction phases
✔ Review invoices and/or change orders from General Contractor (GC) to verify invoiced amounts are in alignment with progress of work or unexpected site conditions
4.2 -- POST CONSTRUCTION / CONSTRUCTION CLOSE-OUT
Once construction has been substantially completed we enter the Post-Construction phase. During this stage we….
✔ Provide quality assurance by developing & managing punch lists for the GC, trades & other vendors who have supplied & installed materials (such as cabinetry)
✔ Perform Project close-out procedures. This includes organizing & handing off product specifications, equipment manuals, as-built drawings, warranty info, etc.
✔ Coordinate & manage final “construction” cleaning
STEP 5: TURN-KEY FULLY FURNISHED MOVE-IN
5.1 -- FURNITURE DESIGN
A truly personalized white-glove experience. We design, specify & procure furniture, artwork & furnishings to provide clients with a complete move-in ready home.
Furniture Design begins during step 3.1 Design Development and runs parallel with the Master Planning phase overall.
5.2 -- FURNITURE PROCUREMENT
Once the furniture design has been completed the following work occurs during the construction phases.
✔ We identify & prioritize all long lead materials
✔ STUDIO 818 places, manages & tracks all furniture orders
✔ We receive & inspect all furniture for accuracy, damage and/or defects & handle all damage claims, returns, etc.
5.5 -- INSTALLATION & STYLING
✔ Coordinate & stage all deliveries of furniture, furnishings & artwork
✔ Manage installation of all new furniture along with the client’s existing furniture, furnishings & artwork
✔ Complete final styling of all designed areas.
✔ Coordinate & oversee final cleaning before move-in