There are two crucial factors that should be considered before even scheduling the introduction meeting. Time and Money. They absolutely do matter in planning a design project. 

Let's talk about money

• In the combined 36+ years that we have been designing, we can count on one hand how many times a client has come prepared with an overall budget. You are not alone in feeling unsure!

• Common situation, "I have a budget, but if I tell you- you'll use it all!" Yes... we will. You see, we can design a living room with trade-only furnishings, storage in my warehouse, and white glove delivery, or we can put together a retail shopping list for you to purchase independently. We use the money you have planned to give you the best possible services. So, we absolutely need to know your budget before we can provide services. Without it, we will give you the largest possible scope, and you'll run for the hills.

• You WILL go over budget and we will reign you back in. It happens on every project. We will review the updates and provide ballpark guesses of where we see the project exceeding the budget and suggestions for adjustments needed to pull it back in.

• Remodel and Build work is shockingly expensive. It is important to note that pricing we hear from friends who have recently remodeled, contractors, architects, and the media vary tremendously. Seamlessly integrating old and new in a remodel is a highly complex task that requires more skill than building a new space. Further, we want to keep in mind that you are not purchasing a kitchen/bath/addition/etc with Waldron Designs, you are purchasing a designer space with white glove services to ensure a seamless connection between design and delivery.

So, how do you develop a design budget without knowing typical costs? Take a peek below at what I've found through my own research and experience*:

*It absolutely is possible to come in below these ranges, but lower price ranges are probably not “designer” projects, or may be designer projects for newer designers. If that is the case, we are happy to provide a referral! The lower end of the PNW ranges are extremely rare if not unrealistic for our projects. We typically start at these higher ranges.

It is also important to consider that if you present us with an $80,000 budget and a $300k scope, we will let you know that this is a $300k scope. If you choose to proceed, we will be under the impression that your budget has increased, or that you are interested in developing the full design and phasing it, using the $80k initially. A $300k scope simply cannot be performed with $80k.

VERY IMPORTANT: We cannot tell you what your project will cost and highly recommend getting a contractor on board early in the design process.

A contractor that offers pre-construction services can assist us in designing a project on budget. If your contractor gives us no feedback, we assume we are designing within your budget range. Of course, we have experience, but costs change daily and we aren’t the ones developing pricing, so we (and you!) desperately need their input.

KITCHEN REMODEL

• Pacific average pricing is approximately $88,000 - 171,000 for a kitchen remodel. We typically start closer to the higher end of this range.

• Aesthetic remodel (same footprint, new finishes & fixtures): $100-120k

• Full Renovation (new layout, “full-gut” remodel): $180 - 200k+

• Premium Remodel (highest quality cabinetry, finishes & fixtures, connection to outdoor spaces, removal of walls and structural changes): $260k+

• The design fee is not included in the above pricing. A good rule of thumb for the design fee is to set aside 10% for the design fee.

• A design fee of $10,000 - $26,000 is a very realistic start and is not included in the budgets above.

BATHROOM REMODEL

• Pacific average pricing is approximately $50-130k. We typically see $60-80k as a starting range.

• Aesthetic remodel (same footprint, new finishes & fixtures): $50-70k+

• Full Renovation (new layout, “full-gut” remodel): $75-90k+

• Premium Remodel (highest quality cabinetry, artfully designed, luxury features such as steam showers, shower drying systems, saunas, etc): $125k+

• A design fee of $5,000-12,500 (note that our minimum is $5,000 for full-service) is a realistic start and is not included in the ballparks above.

BASEMENT RENOVATION

• Of course, with any project there are variables, but we are looking at a completely unfinished basement , which might be aiming for 2 bedrooms, a bathroom and laundry room, along with a family room/game room, leaving space for some storage.

• Full Renovation: $300k+

• Dig Down + Renovation: $475k+

• ADU Conversion: $325k+

• Design fees for these spaces will depend on the time allotted to the project. We bill at $215/hour for design time, and with these projects, we usually recommend setting a design budget or “not-to-exceed” for design services.

OTHER INTERIOR SPACES

• Typically for bedrooms, living rooms, and other non-plumbed spaces, we recommend planning 1-3% of your home value as the project budget. Of course, the extent of the work will come with many variations. These are the hardest projects for us to estimate or even ballpark before a design is complete. We will work with you to get a good idea prior to the design start, but the design is what will give us what we need to provide pricing.

• Design fees for these spaces will depend on the time allotted to the project. We bill at $215/hour for design time, and with these projects, we usually recommend setting a design budget or “not-to-exceed” for design services.

NEW STAIR

A new stair can be as basic as a basement, open stair starting at $12k or as complex as a steel and wood custom staircase starting at $150k. Keep in mind that altering stairs will likely impact surrounding spaces and require additional costs for these surrounding spaces.

DECK REBUILD/EXPANSION

Based on our most recent deck-build projects in 2021, we are seeing an average cost of $112/square foot for properly engineered decks. Adding intricacies such as awnings, covered areas, hot tubs and detailed design work will increase this cost.

HOME ADDITION

This can vary wildly, depending on what you are adding, the quality level, and county requirements. A great tip for establishing cost per square foot for your addition, new construction or full home renovation project is to take a look at real estate listings and what their cost per square foot is. If you see something that is the expected level of quality you would like to achieve- there’s a good starting cost for you!

• Mudroom Addition (Entry space wtih washer/dryer, utility sink): $200k+

• Master Suite Addition (Master Bath and Bedroom on the main level): $420k+

• Kitchen Addition (custom kitchen with new access to the outdoors): $450k+

• Second Story Dormer Addition (Reconfiguring roofline to provide added space where ceilings are sloped): $350k+

• Partial Second Story Addition (The addition of a second story to a single-story home, with enough space for a loft and/or master suite): $670k+

• Full Second Story Addition (Double your home’s living space!): $750k+

• Two-Story Expansion (If your lot will allow expanding the home entirely): $600k+

NEW CONSTRUCTION/FULL HOME RENOVATION

It may seem as though new construction should cost more, but the truth of it is that we’re dealing with existing challenges when we come into renovations, so the cost for materials and labor is typically the same. The difference we see in cost comes down to the required site work and often bigger permitting hurdles. A great tip for establishing cost per square foot for your addition, new construction or full home renovation project is to take a look at real estate listings and what their cost per square foot is. If you see something that is the expected level of quality you would like to achieve- there’s a good starting cost for you!

• Pacific average pricing is approximately $375-425/square foot. This number includes spec homes, builder-grade homes, and tiny homes. A custom-designed home tends to come in a bit higher at $475-650/sf

  • Based on a 3000 square foot home, a project fee of $1.4M-1.95M is a realistic starting point (building envelope only)

• Add a minimum of $50-60k for site work (septic, power, etc)

• A design fee of $76,000 to $96,000+

• Permit fees (this varies, but setting aside $18,000 is a good start.

• Contingency: plan for 10% minimum of contingency (just in case money)

• Remember!!! If building a custom home was the same cost and/or less than purchasing an existing home, everyone would do it. Custom will most definitely cost more than buying a pre-built home.

ADU (Accessory Dwelling Unit)

• Fit-Out of Existing Structure (This is most often a shed or barn on the existing property. This ballpark assumes a bedroom, bathroom, kitchen, and living space): $350k+

• New Structure on Property (This ballpark assumes a bedroom, bathroom, kitchen, and living space): $425k

• Non-dwelling Existing Structure (You may have an interest in “fitting out” a shed to become an office or “bunkhouse”. This space does not have a bathroom or kitchen): $50k+

• Non-dwelling New Structure (Build a shed-type property with heating and electrical): $100k+

FINISH/FIXTURE SELECTION

• Plan on a design fee of $3/square foot for a full home

• A 3000 square foot home could be expected to be $9,000 for design selections

• Kitchen and bath only projects can divide the above number by 3, for $3,000/space for design selections

FURNISHING PROJECT

• This one is a bit trickier and varies from project to project. We primarily focus on custom furniture designs combined with consignment goods. We rarely select or source designer products, due to the inability to ensure sustainable practices in the build of the products and full customization for the space.

• We suggest budgeting $100 - $150/square foot as a starting point, and keep in mind that customization, freight, and shipping create large variations.

• While this is a tough one to assign a budget to, our own firm has a $20k design minimum for furnishing design.

Now For the Timeline

This is a very rough approximation. For more detail, check out our article, “How Long Does It Take To Design-Build”

• The design takes time- plan for a minimum of 6-8 weeks for a single space project.

• Designing your full home? Set aside at least 12-18 months for the design time.

• Consider designer and contractor availability- we book out several months in advance

• Expect a rush fee if you'd like your design timeline sped up.

Looking again at past experiences, every single project.... every one wants to start NOW. Every project is ready ASAP. Many times people come to me with their homes under construction and they don't know what to do. Moral of the story? It pays to plan your project ahead. We all make mistakes and often times it is thought that no designer is needed, but decisions come up that suddenly show that a designer is, in fact, needed. That's okay! Keep in mind that time is needed and the best designs are not rushed.

Still reading? We have a story for you. 

Once upon a time, there was a sweet and wonderful woman, we'll call her Jill. Jill came to us and said, my house is completely gutted and there are too many decisions for me to make on my own! We began working together, with the constant calls from the contractor with "I need x NOW". Jill did not want the project to be put on hold, so she urged us to help her make those decisions. However, Jill was very indecisive and was not easy to reach. Nearly a year went by and as each urgent decision came up, it was a sudden rush. Come installation time there were issues left and right. Despite the project lagging, rush decisions meant a lack of research time. Had we halted the project upfront, completed the design in full, then started construction back up- we would have had a well-thought-out, functional design, saving Jill oodles in restocking fees and contractor fees.