SolvDESIGNS: FAQs

What is included?

When we partner to design your home, we will provide you with a Design Agreement and two Project Proposals. Those will outline exactly what is included in your design and how much it will cost. The first Project Proposal will cover the early stages of design including Site Visit, Site Plan, and Conceptual Design. It will also give you project-specific ranges for the later phases of design. The second Project Proposal will give you a breakdown of the later phases of design including Schematic Design, Design Development, and complete Construction Documents.

During design, we will provide a whole host of materials to make sure you can visualize and clearly communicate your ideas for your custom home. We will create a site plan, 3D floor plans, elevations, 3D perspectives, sections, interior elevations and perspectives, roof plans, framing plans, footing & foundation plans, slab plans, electrical plans, project-customized specifications, design & site criteria, project-specific notes, construction details, and structural plans. We will also provide detailed tables of key items such as room types, space allocation, doors, windows, beams, headers, lintels, shear walls, holdowns, floor finishes, ceiling heights, and lot coverage.

Our typical set of complete plans includes a packet of interior and exterior views plus complete Construction Documents with twenty to thirty sheets.

We also include a walkable virtual model. You can read more about that under “Will my design include a 3D model?”.

If you would like to see samples of the items discussed above, you can check out our process page.

If your question was more about how many different versions or options are included, we answer that question below.

How much will it cost?

Short Answer: The up-front design costs through SolvDESIGNS will be two or three times more than plans that are “just enough to get a permit”. They are also about one fifth the cost of traditional architectural firm plans. A typical design with us costs between $2500 and $6500. We do work on projects that are both smaller and larger than those figures. Those design “costs” are really an investment that will pay for themselves by the end of construction.

More Detailed Answer: Design costs with us are based on the particulars of your project. Our design fees end up being a very small percentage of your total construction costs and usually save you more than you pay. We always give you a firm price range for each phase before you commit.

If you were to just buy pre-made plans you’re often looking at $800 to $2000. Off-the-shelf or online plans can obviously be less expensive than custom plans because many sets of them can be sold. Having someone draft up a quick set of plans just sufficient to get a building permit is also less expensive on the front end. Those are usually $1500 to $3000. For most situations though, either of those options get you plans that are not customized to your lot or situation and that leave hundreds of design and construction questions unanswered. Those questions don’t go away! They just come up later in the heat of construction where it is more stressful and expensive to answer them and where conflicts and mistakes are more likely. The up-front “savings” with those options will almost always end up costing you more by the time you finish building.

On the opposite end of the spectrum, traditional architectural firms usually charge a percentage of total construction costs between 8% and 12%. That means the more expensive and complicated your home is to build, the more the architect makes! A traditional architectural firm is a great option if you want a “Designer Home” that makes a real artistic statement and you are willing to pay for that.

For most homeowners, the best option is a design that addresses the key questions during the least expensive planning phases but skips some of the extra design frills that add extra costs. If you decide you would like more of the services of a full architectural firm (such as fancy renderings, working with an interior decorator, landscape design, specifying all your exact models and finish materials, or some construction administration), we offer all those and more as optional services that you can add as you choose.

We work with clients doing everything from small additions to large high-end homes and have other types of projects like garages, barns, and guest houses in the mix too. Design costs for those range from 1K to 15K.

Ultimately, we will find out what provides the very greatest value for YOU and make sure that your home design achieves your goals economically. Investing in design where it will give you the most bang for the buck is what we are all about!

If you would like a more customized price quote, please get in touch. We are happy to give you more detailed cost ranges without any obligation on your part.

How long will it take?

Short Answer: We are usually about 60 days out from being able to start on new designs. The typical design process takes 3 to 6 months.

More Detailed Answer: First, we will need to start your design. Because of other projects we are already working on, it is usually two to three months before we have an open spot to start your design. Not to worry. We will provide you with ideas and questions so that you can be better formulating your design goals and moving the process forward on your side during that time.

Once we start the official design process, we are usually looking at three to six months to complete your design and finish full Construction Documents. A large part of that timeframe is up to you and how much you stick with your initial design ideas.

After Construction Documents are complete, we submit a stamped set of plans to your city or county for plan review and permitting. The speed of government agencies varies a lot. You are probably best to plan on somewhere from a couple weeks to a couple months. You can contact your jurisdiction beforehand to get a better idea of their timeframe. During this time you can be gathering bids. (There are several options for how you bid out a job. This article on bidding options has some more information.)

Finally, you are ready to start construction. The builder you have chosen and the time of year you are starting will affect construction timeframes. If you start with the idea of a six to nine month build, and set your own expectations to have some delays beyond that, you will usually be pretty close. Talk with your builder. Even better, speak with some of their past clients and ask how long the build took. Do expect some unexpected. It is just the nature of construction. Another good rule of thumb is that when you get to the point of hanging drywall you are about half way through construction.

Where do you provide services?

Short Answer: Get in touch! We can find a way to help you with your project or help you find someone closer to you.

More Specific Answer: Most of our projects have been in Utah, Idaho, and Arizona. That has given us a familiarity with quite a wide range of building practices and climate conditions. There is definitely an advantage to your design team being familiar with the conditions and practices of your building site. We can use several different communication technologies to facilitate remote design. That being said, there just is no substitute for being at the site in person and meeting face to face at least once. Wherever you are building, you want your designer to meet you on site and in person at least one time during the initial design process. If that is going to be impractical with SolvDESIGNS, still give us a call and we can help you connect with a professional home designer closer to you.

Do you just design homes?

Short Answer: No, we do more. We also design remodels, renovations, restorations, and additions. We have worked on some other types of projects such as duplexes and townhomes, pole barns, shops, detached garages, and guest houses. We have done some commercial work in collaboration with architects.

Longer Answer: Our principle designer is a professional residential designer with a degree in construction management and years of experience managing architectural services, product development, and design for companies large and small. He is not a licensed architect. In our case, that was intentional. Because we wanted to concentrate on residential design, a focus on the practical aspects of construction was more valuable. See “Are you Architects?”.

Almost all commercial and many multi-family projects require that a licensed architect be involved in the design process. Since those types of projects are not our specialty, it is usually best for our clients if we help with some initial design concepts and feasibility and then refer them to an architect specializing in their type of project.

Will my plans be engineer stamped?

How many different design versions or options can we explore?

Will my design include a 3D model?

Yes. All of our plans are created using the latest Building Information Modeling (BIM) technology. That means that you will be able visualize all aspects of your home in a virtual 3D model. Even better, you can share the link to your model with contractors, consultants, and suppliers. That ensures that everyone is on the same page with the vision of your finished home. Sharing your virtual model with friends and family is a fun way to share your excitement about your new home. Access to an accurate model of your home can also be a real asset should you ever chose to sell your home and want an edge in being able to market it for maximum resale value.

Want to see an example? Get in touch and we will send you a link to one of our projects similar to yours.

PS - If you contact us with a question or to get a link or sample that is all you will get. We certainly won’t sell or distribute your contact information. You won’t be put on any mailing list or subscription either. We only ask for your contact info to send you what you are asking for.

If you would like to learn more about navigating your 3D model, we explain those details in this linked article.

What if questions come up during construction?

When should I get a builder involved?

Short Answer: In general, the earlier the better. We love to collaborate with your builder during the design.

More Detailed Answer: There are several different approaches to bidding and contracting a construction project. This article on bidding options discusses some of those. If you are doing a competitive bid, then you won’t usually select a builder until after plans are complete. For some projects, that makes the most sense. For most of our clients, it is usually better to find a builder you can partner with and trust. They should have an open-books policy with you when it comes to the costs and profits involved in building your home. When you have found a builder you can partner with, then they can have a lot to offer during the design process. Particularly during the later Schematic design and early Design Development, an experienced builder can help you evaluate the construction costs of different design options. One of the aspects that we enjoy the most about having a builder involved during design is that you get their buy-in on your design. When your builder has been able to make suggestions and ask questions early on, they are more likely to be personally invested in your design and willing to make sure that everything gets built just the way you want it.

If you already have a builder in mind, it can still be a good idea to visit with a few others and make sure your have found the best fit for you. If you would like some ideas of questions to ask, the article “Questions for Your Builder” provides some resources that should be helpful.

If you don’t yet have any builders in mind, get in touch with us. We know a lot of them and would be happy to help you find someone that is a great fit for you.

Speaking of a good fit, the same holds true for your design team. SolvDESIGNS is the best option for many, but we are not right for everyone. If we are not the best fit for you, that is ok. Still feel free to read through the rest of the information on our site. We have tried to fill it with information that should be helpful to anyone involved in the home design and construction process. If you have a design question that you don’t find an answer to, please shoot us a note or give us a ring. We would love to help you find an answer and then post that information to help others.

Should I use an interior designer/decorator?

That depends. It is not usually necessary. Most of our clients do not. But, good interior design can often be like a good set of construction documents—a fairly low-cost investment that can pay for itself later in the process. A lot of that depends on the type of interior designer we are talking about. If you have a decorator that is just going to recommend using more expensive stuff that you would not choose on your own, probably not. If you have an interior designer that can help us make the very most of your space and your budget, then absolutely!

We don’t have an interior designer on staff. We don’t make any more profit if you use one. So, we have no vested interest in pushing you one way or another.

Let’s get started on your design. If you want to add an interior designer to the mix, or if it looks like your situation could really benefit from their expertise, then we will help you connect with one that fits your needs.

Can I talk with some of your past clients?

Do I really want to build a custom home?

Do you offer marriage counseling?

Sort of… If you can get through designing a custom house without discovering at least a few major differences in priorities then you are definitely doing something wrong. You should see some things differently! That adds flavor to your relationship and life. You should be willing to speak up and work through things when you have disagreements or different perspectives. That means you have what it takes to make it in the long run. So, yes, if you are designing with someone else there are going to be some things you need to talk through. We can help. (There was a reason to get that mediation certification…!) We also know when to refer you to a different type of professional. That hasn’t been necessary so far. In fact, as far as we know, the design process has actually IMPROVED the relationships of all of our clients. That one is mostly in your hands though.

Here is one significant hint that helps during design and that is a pretty good approach in general: Find what benefits the other person the very most and costs you the very least. Expect them to do the same. It is still compromise, but you both come out of it having gained more than you gave up.

This article on the dangers of overcompensation is about another approach unrelated to design or construction, but it has proven to be a solid marriage and parenting strategy.

What are the worst things about SolvDESIGNS?

Not least expensive. Our design process involves a lot more than basic plans. That means more time and more cost. That combination is not always the best fit. See more explanation of costs here.

Not licensed architects. For some projects that is a disadvantage. For most, it is actually a good thing. See “Will my plans be engineer stamped?” and “Are you architects?”.

Imperfect perfectionists. You’re probably expecting us to spin that into a good thing. In many cases it is. But, it does have downsides. When the pressure is on and the choice is between getting your plans out today or fixing those last two items to be just right. You know which way we are going to choose. You may love that. You may hate it. Just know what you are getting. Also know it still doesn’t mean perfect. Every set of plans we have put out still has a few oversights we didn’t catch. When you or your contractors find them, we will fix them.

Not the fastest. A really good set of plans is documenting literally thousands of interlinked design and construction decisions. That takes time. It is much faster to just not be that detailed. Of course we believe it will save YOU time in the long run. If quick and sufficient is what you are looking for, we are not it. Some projects really do call for speed and lowest cost. We admire and appreciate those who can deliver that when needed. It is just not us.

Ask too many questions. Yes, we are going to figure out where every light switch and plug should be. We’ll even make sure there is a good place for your toilet paper holder and your towel hooks. That means we are going to ask you a lot of questions to make sure we know exactly what you want. That approach is not for everyone.

Located in rural Idaho. There are all kinds of communication options to make remote design possible. Still, distance does have its downsides. If you are looking for a designer that can also be on site regularly during construction, we offer that as an optional service. But, that won’t help much if you are hours away. We are still happy to help you during initial design and then get you connected with a professional closer to your location.

Are you architects?

No. Ryan Carter is our principal designer. He planned to be an architect since about the time he could ride a bike. When the scholarship offers to architectural programs started rolling in (that was several years after he learned to ride a bike), it looked like he was all set. Unfortunately most of those programs were more focused on “artsy fartsy”, insane studio hours, and monuments to the architect’s genius than they were on figuring out the best way to design and build good homes. Our idea of a good design is not making it ridiculous to build so it can be on the cover of a fancy magazine. We want homes that are great fits for their owners, rewarding and cost-effective to build, easy to maintain, and a joy to live in. There are absolutely architects aligned with that vision. But, many are focused on other design goals. Depending on your goals, they could be a better fit for your situation. If that is the case, we are happy to help you find a great architect for your needs.

Ultimately, Ryan decided that hands-on experience and a Construction Management degree were better preparation for good home design. Thus far, that has proven to be true.

The good news is that, because we are focused on residential and do not have many of the extra costs of traditional architecture firms, we are able to offer plans with options and costs much better suited to what most people want in a home design. That means you will pay far less than the typical 8 to 12% most architectural firms charge. Your home will also likely cost less to build because our design focus is different than most architects. See “Will my plans be stamped?”.

If you are looking to design and build a cost-efficient home that fits you just right, you are in the right place! If you need to design something multi-family or commercial, we have options for you. (See “Do you just design homes?”.) If you want a home that will amaze with its trendy artistic fashion, we’ll be honest and say that is not our strongest suit. If we get started and realize we are not the best fit for you, we are happy to refer you to an architect or different designer that specializes in what you need.

Can I afford to build the house I want?

While there is no quick-and-easy answer to that one, it is the one of the most important questions for you to be asking right now. You definitely want to design a home that is realistic for you to actually build! We are eager to help you with that. Even if you don’t choose us to create your house plans, we can help get you preliminary cost ranges and point you in the right direction to find the best design approach for you.

We are not professional estimators. We will make sure you are in the right ballpark with early Conceptual and Schematic designs. We encourage getting a good builder involved early on to help hone the expected construction costs. (See “When should I get a builder involved?”.) This "Questions for Your Builder" article offers some tips for choosing the best builder for you.

A huge part of the afford question that you need to determine for yourself is your realistic overall project budget. There is a lot that goes into that. Our Resources page includes several links that can give you a starting point. Keep in mind, that this may be a good place to get input from financial professionals.

For more information about estimating construction costs, see our “Construction Costs” article and links on our Resources page.

Should I build or buy?

Of course we are going to tell you designing and building is the way to go. Right? No. In fact, buying an existing home and doing some remodeling is often a great option. That is especially true if you can find a neighborhood that already has the feel you are looking for and a home with existing landscaping and a basic layout that you like. That way you already know who your neighbors are and just think of all the landscaping sweat and dollar equity you will already have in place! That is actually one of our goals during initial design. If we can help you fine tune what is most important to you in a home, there is a good chance you will be better prepared to find it in an existing house. If our initial design work together helps you get there, then mission accomplished!

We set up our projects in phases. If after Conceptual or Schematic design, you have what you need and decide on another path, that is great with us! You are not locked into completing the whole process. Even if building isn’t the best option for you now, initial design work could help you prepare for when you do eventually want to build.

Do I need the building lot before starting the design?

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