DESIGN + BUILD
Seamless remodeling from concept to completion
Expert Bay Area Design-Build Remodeling Services
Hammerschmidt Design + Build (HDB) was one of the first Bay Area remodeling companies to utilize the Design + Build approach, where a single company handles both the design and construction phases of a remodeling project. Our designers, builders, and trade specialists work together from project inception to completion to determine the best solutions for each homeowner’s remodeling needs within their budget. Our experience, as well as that of many other contractors and homeowners, has demonstrated that it provides significant benefits to the homeowner.
Eliminates costly and time-consuming changes to the scope of work and redesign.
In the traditional Design–Bid–Build model, the design is created and finalized before actual costs are known. Often, when homeowners receive bids for the construction, they find the cost to build the project far exceeds their budget. The plans then need to be scaled down and redesigned at additional cost. With Design + Build, incorporating construction expertise at the beginning of the project’s design phase, reliable costs are known far earlier in the process, and the plans can be completed without costly and time-consuming revisions.
Allows for reliable budget planning, virtually eliminating Change Orders.
We provide a “Selection List” of each project’s fixture and finish selections. Together, we complete the list with the specific materials to be installed and obtain a quotation from suppliers and subcontractors for their installation. This allows us to provide a fixed-price quotation for the project. Unless you change your mind or the city or county requires something unusual, it virtually eliminates costly and time-consuming Change Orders.
Streamlines project production as critical decisions are made in advance, and materials and labor can be reliably scheduled.
Because all design decisions and material selections are made before construction commences, we order materials for just-in-time delivery to the job site. We also confidently schedule labor and subcontractors. There are no last-minute panicked calls to find what you want to be installed next week because you haven’t figured it out yet, and the sub is showing up on Monday. There are no project delays because your choice is on backorder, or it takes six weeks for delivery. (And we can’t do anything until it arrives) The process is organized, streamlined, and smoother – we are able to finish quicker so you can have your home back.
Most importantly, the Design + Build approach provides peace of mind:
Because you have reliable costs during the design phase, the plans will be completed within your budget – so you won’t be surprised by the cost of building the project and having to redraw the plans.
Because all design decisions are made before construction starts and you have a fixed-price contract, the remodeling process is calmer – we work as a team to complete your project. You won’t be surprised by Change Orders and cost overruns.
“We couldn’t be happier with our decision to work with Hammerschmidt Design + Build for our home remodel! The Design + Build approach made the process smooth and stress-free. From the start, the team helped us set a clear budget and made sure the design stayed within it. There were no surprise costs or revisions, thanks to their upfront planning and fixed-price quotations. What really impressed us was how well everything was organized—materials arrived on time, labor was scheduled efficiently, and the project stayed on track. The entire team worked seamlessly together, and we were able to enjoy our newly remodeled home sooner than expected. HDB’s Design + Build process gave us peace of mind and delivered exactly what we wanted—on time, within budget, and with no surprises. We highly recommend them!”
— Sarah & Tom H.
Phases of a Design + Build Remodel
Homeowners Identify a Need to Improve Their Home
Homeowners contact Hammerschmidt Construction, Inc. (HCI) because they have identified a need to improve their home. In a brief telephone call, we ask for a description of the improvements they would like to make and introduce our services.
Complimentary Consultation
Our design team meets with the homeowners to learn more about their goals and ideas for their home. We ask them to bring photos, wish lists, and sketches of their ideas and any existing house plans. We will discuss the scope of the improvements and the projected budget. At the end of the consultation, we both determine if we’d like to work together and if so, we prepare a Design Services Agreement.
Design Services Agreement
A Design Services Agreement is prepared, which includes a project description and a Budgetary Estimate for the construction costs. The Budgetary Estimate is provided at this early stage, before design costs are incurred, to assist homeowners in making cost vs. benefit decisions about the improvements they are considering. The agreement details the design services we will provide to prepare a complete set of plans, including structural and Title 24 engineering, and compile a Fixed-Price Quotation. Upon approval of the agreement, a meeting is scheduled to begin the Design Feasibility phase.
Design Feasibility Phase
HDB researches local zoning and building code requirements and meets with city departments to identify any impediments to the project. After reviewing the requirements and the Budgetary Estimate, we help the homeowner determine if the project is feasible as described, would be feasible with revisions, or should be abandoned.
Preliminary Design Phase
Once feasibility is confirmed, HDB will create preliminary floor plan layouts with room sizes and adjacencies and meet with the homeowner to review the proposed designs. Homeowners review the layouts and let us know if any changes are needed. HDB incorporates changes; the homeowner reviews and approves. HCI submits the plans to a structural engineer and the city for informal “approval.” The proposed start date and length of construction are discussed.
A “Selection List” is prepared for homeowners to record their fixtures, finishes, and materials choices. We also provide a list of vendor contacts, locations, and websites to visit.
Design Development Phase
HCI completes the existing home’s exterior elevations and as-built drawings and prepares the electrical layout, cabinet locations, door and window placements, and specifications for HVAC, plumbing, low voltage, mechanical, and vacuum as required. The contractor and/or interior designer assist the homeowner in selecting final fixtures and finishes. Quotations are obtained for all selected materials and labor, and a Fixed-Price Quotation is prepared and reviewed with homeowners.
Construction Documents Phase
The engineers review and stamp final plans, and any documents and applications required by the city are completed (demolition permit, temporary power, construction details, etc.) HDB submits the final plans to the city to obtain a building permit. Concurrently, a Fixed-Price Quotation is compiled incorporating the specific materials selected by the homeowners and fixed-price quotations from subcontractors. HDB submits the completed plans and a permit application to the city.
Preparation for Construction
A construction contract and a production schedule are prepared, and a start date is set. A pre-construction meeting with the homeowners and our design team is held as the official “hand-off” to our production team. During the meeting, the project’s logistics are discussed, including a review of the construction process, property access, protection of existing structures, and the owners’ requested locations for storing construction materials. A time for weekly meetings is set, and the invoicing and payment process is reviewed.
Construction
During construction, weekly progress meetings with the homeowners, contractor, production manager, and project foreman are held on-site. Job progress is reviewed, and the homeowners are appraised of the upcoming schedule.
Project Completion and Warranty
At the time of substantial completion, we inspect the project together and make a list of any remaining items, and they are completed. A final inspection is held. Once the project is completed, the warranty period commences.
Design-Bid-Build vs. Design-Build
Click below to view a helpful comparison chart outlining the differences between the Design-Bid-Build and Design-Build processes.