Our Design + Build Management Process
The Three Pillars of a Luxury Home Renovation or New Build
Whether your project is a whole-house renovation, a major home remodel, or a custom ground-up build, STUDIO 818’s exclusive Design + Build Management Process is the foundation of your project’s success. Our proven framework was developed to establish and reinforce three pillars critical to achieving exceptional results.
Financial Clarity
Your project scope and total investment targets are aligned upfront preventing costly surprises as the project proceeds. These benchmarks then serve as a foundation for informed decisions throughout the project.
Stress-Free Process
Our proactive concierge process anticipates obstacles, mitigates delays, and strategically manages every detail—so you stay in control without the hassle.
Superior Craftsmanship
Every detail is meticulously designed, and all finish materials are fully specified before construction begins, enabling precision execution and a flawless result.
How Our Design + Build Management Process Was Developed
Before founding STUDIO 818, our experience designing and developing over 120 real estate investment projects revealed serious gaps in the traditional residential design and construction process. We saw firsthand how misaligned priorities, lack of strategic planning, and poor project oversight led to unnecessary costs, delays, and frustrations for homeowners.
We designed our Design + Build Management Process to eliminate these problems—bridging gaps, preventing inefficiencies, and ensuring that every design decision aligns with your investment goals from the very start.
Our proven, one-of-a-kind process delivers exceptional value through:
1 – Collaborative Pre-Construction Planning
2 – Meticulous Master-Design & Planning
3 – Dedicated Owner’s Project Management
With a track record of excellence, STUDIO 818 mitigates change orders, streamlines construction, and eliminates common project headaches—ensuring a smooth, efficient, and rewarding experience for you.
STUDIO 818’s hands-on, Design & Build Concierge™ approach ensures that every detail is expertly managed under one roof. From initial planning through move-in day, we provide a seamless, stress-free journey tailored to your unique vision—because no two projects, or clients, are ever the same.
A Smarter, Safer Path to Your Luxury Home Transformation
. . . Our exclusive Design + Build Management Process.
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