DESIGN
Design from the start to save time, money, and worry.
Handley Construction provides complete design services tailored to high-end residential remodels, additions, and new construction. We offer professional planning, construction documentation, and material selection. This allows contractors to price work more accurately, reduce mid-project changes, reduce ambiguity, and deliver a higher quality final product with fewer disruptions.
Design is the first step.
Client Communication & Decision Management
Direct coordination with clients establishes goals, priorities, and constraints early in the process to move projects quickly past indecision, controlling scope creep, and minimizing change orders prior to construction.
Project Requirements & Use Planning
This phase of the design process focuses on extracting meaningful information from clients about how they live, how spaces will be used, and their aesthetic priorities. Layouts are optimized for circulation, storage, light, and proportion, with solutions appropriate for high end residential work.
USE PLANNING TYPICALLY ADDRESSES:
Number of users and day to day use patterns
Storage needs and organizational priorities
Appliance and fixture requirements
Adjacencies and circulation
Accessibility, aging in place, or lifestyle considerations
Budget priorities and non-negotiables
Items requiring early resolution due to indecision
Conflicts between aesthetics, budget, and construction realities are resolved early, on paper, so the construction can be built correctly the first time.
3D Visualization
3D views and renderings are used as needed to clearly communicate design intent, improve client understanding, accelerate approvals, and reduce misinterpretation of drawings during construction.
Construction Documents
Builder ready drawing sets are provided and may include existing conditions/as-built plans, demolition plans, final floor plans, elevations, sections, and key details, as applicable.
Construction documentation may also include coordinated mechanical, electrical, plumbing, and energy code information required for residential permitting and contractor pricing. These drawings are intended to communicate system layouts, clearances, fixture locations, and energy requirements, and to support coordination with engineers where required.
Materials & Finish Schedules
Material and finish selections are developed to align with architectural intent, construction methods, budgets, lead times, and tolerances. Coordination includes cabinetry, millwork, countertops, doors, fixtures, tile, and specialty elements to ensure selections are buildable and appropriate for the project level.
EXAMPLE WORKFLOW
01.
PROJECT KICKOFF
An initial meeting with the client (often with the GC present) to define goals, priorities, understand budget parameters, constraints, and meet decision-makers. The focus is on identifying non-negotiables, understanding real use patterns, and flagging risks early.
02.
LAYOUT DEVELOPMENT
One or more layout options are developed to test circulation, adjacencies, storage, and proportions. Plans are reviewed with the client and GC to confirm alignment. The selected layout is refined through a defined number of revision rounds and approved before moving forward.
03.
MATERIALS & DESIGN LOCK
Once the layout is approved, material and finish selections are finalized, and the design is locked to support accurate pricing. Any significant changes to layout or material selections after this point may require a change order.
04.
CONSTRUCTION DOCUMENTATION
Final builder ready drawings are delivered. These documents establish design intent and coordination and do not replace shop drawings produced by fabricators or trades.
PRICING
Core Design Services
Design fees include a defined number of meetings and revision rounds appropriate to the project scale. Additional meetings or revisions beyond that scope are available by approval and billed separately.
Kitchens & Bathroom
$3,500–$5,500
Layout development
2–3 layout revisions
Material selection
2–3 material revisions
MEP documentation as necessary
Additions & Whole Home
$3,500–$10,000
Layout development
2–5 layout revisions
Material selection
2–5 material revisions
MEP documentation as necessary
Consultation
$185/hour
Consultation only
No drawings included
Color Selection
$950
Three color palettes
Nine paint samples included
Three on-site meetings to review painted samples
Additional services:
Each additional meeting: $300
Each additional sample: $30
Measurement & Existing Conditions
$500–$1,000
Field measurement and creation of as-built notes (not drawings)
Alternative: contractor-provided measurements and sketch of existing conditions
Permitting Support
$400–$700
Energy credit preparation to support permitting
$400–$700
Site plan creation to support permitting
Design Scope & Limitations
Design services do not include structural, civil, mechanical, electrical, or plumbing engineering. Drawings are not architect or engineer stamped. Permitting requirements are coordinated through the general contractor or retained consultants as required by the jurisdiction.
A Note on Budgets
To support accurate design and pricing, a project budget or budget range must be provided to the designer. Material and finish selections significantly impact construction cost, and design work performed without budget parameters often leads to rework and client frustration. Early budget clarity allows the design to remain aligned with what the client can realistically build, reducing redesign, change orders, and construction delays.
It starts with a conversation. It ends with your new home.
Whether you’re just starting to dream or ready to build, we’re here to help.