Architecture-led design, structural rework, and finish-grade construction — under one team accountable from concept to walkthrough.
Led by Jacob, Owner-PM · CSLB # 1096552
Discovery, design, permitting, and build sit under one roof and one schedule. The same principal owns the project from the first site walk to the final walkthrough.
Within the engagement, we typically design and build:
Every home is designed for how light moves through it across the day. North, south, eastern morning, western evening — the plan respects the orientation, not just the floor area.
Fewer materials, used with rigor. We resist the catalogue. Stone, wood, plaster, metal — chosen for how they age, not for how they read in a render.
We move walls before we add finishes. The most expensive renovation mistake is fixing a poorly organized plan with expensive surfaces. We organize first.
Each project documented with the design intent, structural decisions, and material choices that shaped the outcome.
We don't bid against general contractors at the back end. The fee is structured up front, the budget is tracked weekly, and the model rewards cost discipline — not change orders.
Discovery is a fixed-fee engagement. The fee is refundable against the design contract if you proceed. You get a feasibility brief either way.
Design is hourly with a not-to-exceed cap by phase. Schematic, design development, construction documents — each phase is scoped and capped before it starts.
Build is cost-plus with a negotiated fee structure. You see every subcontractor bid, every receipt, every line item. Budget tracking is weekly, not at closeout.
Discovery and design typically run 3–5 months combined. Permit cycles in Los Angeles add 1–3 months. Construction varies by scope — a kitchen-and-bath-heavy renovation runs 6–9 months, a structural reorganization with additions runs 9–14. We give you a real schedule before you commit.
Most full home renovations we take on land between $300 and $800 per square foot of finished work, depending on structural scope, finish level, and existing conditions. Discovery produces a high–low range tied to your specific property before any design work begins.
Almost always, yes — for full home work. We design the construction sequence around your housing situation and give you a realistic move-back date that we hold to.
A general contractor builds what someone else designs. We design and build, with one principal accountable for both. When the same team owns design intent and field execution, mistakes get caught at the cheaper end of the timeline — in drawings, not in framing.
Architectural design, interior design coordination, structural and MEP engineering coordination, material and finish selections, and the full construction document set ready for permit submission. The design fee buys you a plan you could permit and build with anyone — though most clients build with us.
A conversation, a site walk, and a feasibility brief — fixed-fee, refundable against design.
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