FAQs

After 30 years in the industry, we know that when we speak the words “four to five months,” all the client hears is “four months!” So while we dread this question given the dozens of variables that make answering it so difficult (weather, backorders, unforeseen issues discovered behind walls), we know that it’s one of the most desired answers. Most of our single-room projects take between 3 and 6 months to complete. Larger, whole-house remodels often take closer to 8-12 months.

In many cases, the answer is yes. If you are remodeling a kitchen, we can even help you set up a temporary kitchen in another room. Of course, there are certain project scopes that make living at home difficult. During our design process, we can share with you the experiences and perspectives of past clients so you can make the best decision for your family.

We’re best suited for homeowners planning design-driven renovations - whether that’s a kitchen, primary suite, whole-home remodel, or addition. Our process is built for projects that benefit from detailed planning, clear communication, and a collaborative approach from start to finish.

While we think that smaller, cosmetic projects can pack a huge punch and make a big impact on your house, we don’t usually find that they warrant the full force of our team structure.

At the beginning of the construction phase of each project, we assign a job site manager to help protect the rest of your home as much as possible. We use careful containment and protection measures to keep dust and disruption to a minimum.

Nope - that’s what we’re here for. We design all of our own plan sets and construction drawings in-house. Whether you’re adding a small but thoughtful room addition or an entirely new wing, our team is equipped to handle it. We especially love to design traditional architectural styles, though we’re not afraid to stretch our creativity to service myriad styles. We also coordinate all the necessary structural engineering so you're not juggling multiple consultants to get your project moving. Learn more about our architectural design process here.

Some of our favorite projects are the fruit of working with outside firms. We still apply the same collaborative approach by working with the outside parties from the beginning, so you avoid getting too far down a road that isn’t feasible or isn’t within your budget to build. In these cases, we enter into a modified Pre-Construction Agreement instead of a Design Agreement.

We often show two concepts. Occasionally, there’s only one way to approach it while still achieving your goals and staying in budget. But if there are two smart, feasible options, we will show you both.

We love creating renderings during design so you can feel confident in your decisions. We typically begin with black and white perspective drawings while we work through space planning. As the design gets developed, we invest more time in creating realistic 3D color renderings - either by hand or using CAD.

Unlike some firms, we’re big believers in making all the design decisions before construction starts. It’s not everyone’s preferred method, but our most successful projects have the most comprehensive design plan before we ever demo. It makes for a faster construction timeline, less reworks, and less unnecessary expense.

So, we start with a Design Kick-Off meeting to learn your taste, preferences, and any inspiration (yes, Pinterest included). From there, we carry those insights through each design phase and present curated options for you to review and decide on.

Some of our clients have a very strong point of view, and others prefer more guidance from us. Either way, our team will collaborate at your pace and comfort level.

We constantly try to balance keeping momentum, yet going slowly enough to make sound, thorough decisions. Phase 1: Initial Design tends to take 5 weeks. The next phase - Full Design - varies greatly depending on the scope of work. Simple projects without engineering can sometimes complete development in as little as ten weeks. Other projects require several more months of planning, engineering, permitting, etc.

More often than not, from the day you sign a Design Agreement to the day we break ground is often at least 6 months.

After a quick phone call and subsequent on-site meeting, we’ll determine if it makes sense to enter into Phase 1: Initial Design and Budget Development. It’s in this phase that we’ll develop initial concepts and a preliminary estimate so you know if you’re comfortable enough with the probable cost to continue plan development.
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As we get further into the design process and enter into Phase 2: Full Design we will ultimately conclude with a comprehensive fixed price proposal (aka bid) which if approved, we can hand our Production team so they have a complete and in-depth plan of action.

During construction, pricing can increase in two ways: client-requested and site-driven change orders. We typically see 2–3 client-requested changes per project, like adding finishes or expanding scope. Site-driven changes are common in older homes, where hidden conditions are uncovered during demolition - we communicate these quickly and provide efficient solutions.

During design, budgets often grow in Phase 2 as decisions become more specific. Early estimates are ranges, but as clients react to real options, priorities sharpen and investments become clearer. Your Design Account Manager keeps you informed throughout to ensure the budget stays aligned with your goals.

The desire for multiple bids is usually predicated on the fear that you otherwise won’t get the best deal. To that we would say: interview several firms, but choose a company that you love being around, that will serve your family well, that will communicate effectively and often in a way that makes you feel at ease, that will warranty their work and that will be around to deliver on that warranty. Then trust them to design a scope of work that fits your budget and to negotiate pricing on your behalf.
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Many of us working in Mission Hills, Sunset Hills, Hallbrook, and Leawood are using the same vendors, lumber yards, and subs. So if you were to truly bid the same scope of work - down to the very same cabinet hinges and dimmer switches - with two companies who offer the same level of service, the numbers would very likely be within dollars of each other. So consider price, but choose personality.

This is a helpful tool when talking about new construction, but is unfortunately not a relevant or meaningful number in remodeling.

There are two separate fees for design based on the scope of work and the probable cost of your project. Phase 1: Initial Design is a flat fee of $5,000-$10,000 (depending on size) that covers all of the design and drafting work you would otherwise pay a third-party architectural firm to do. The fee for Phase 2: Full Design is equal to 8% of the construction cost of your project. This covers the rest of the project development (selections, elevations, renderings, and construction drawings).

As a Design-Build firm, we only enter into design work that we believe we will build. We’ve structured the size of our team to feed just the right amount of work to our talented field staff, and don’t have additional resources to do design-only work. Plus, we’d hate to design something beautiful and not get the chance to watch our field team bring it to life!

Some of our favorite projects are the fruit of working with outside firms. We still apply the same collaborative approach by working with the outside parties from the beginning, so you avoid getting too far down a road that isn’t feasible or isn’t within your budget to build. In these cases, we enter into a modified Pre-Construction Agreement instead of a Design Agreement.

If you're considering purchasing a new home but would like to better understand the potential of a future remodel before pulling the trigger, we offer real estate consultations at an hourly rate of $225. Call to schedule an on-site visit with Jim Scovell.

Candidly, probably not, unless you’ve lived in the house long enough, or you bought it for a great price. It usually takes years to recoup a remodeling investment. So for it to be worth putting so much into your home, you have to be investing in more than “your asset.” You have to believe in the value of improving the way your family will function in the new floorplan, or in the way you’ll enjoy cooking and gathering with friends in your new kitchen.

Of course, it all depends on what you go out and purchase! And a lot depends on interest rates. But I think there are three helpful things to keep in mind:

First, people seldom find a new house that checks all of their boxes. So even if you move and solve most of your house problems, you will likely be doing some amount of work regardless.

Second, it’s typically easier to design a remodel in a house you’re already intimately familiar with. We find that clients remodeling their existing home have better clarity on the way it works (and doesn’t work) and subsequently make more confident decisions. Jim Scovell has always been big on a person living in their new home for at least several months before remodeling. The room you think you’ll love, you may find you never use. And the thing you thought you’d hate? It may just be an unexpected favorite!

Last but not least, when you buy a new house, there are usually more surprise costs. The first winter hits, and you learn that the heating system isn’t sufficient. Or the basement you didn’t think got water gets water!

All those factors can tip the scales toward making remodeling what you know a great choice.