Our process
Design first.
Then a price you can hold us to.
Design-build means the drawings, the selections and the approvals come before the construction price. The number is built from what will actually be built, and one team carries it from the first call to the walkthrough.
01
Conversation
A short call about the house, the rooms in question and the range you have in mind. If it fits, we come out to measure and photograph.
- You tell us what the house is, what is not working and roughly what you expect to invest. We tell you honestly whether it is a design-build project or something the standard estimate serves better.
- The first site visit is about the building: structure, mechanicals, access, where the plumbing stacks run, what the HOA or the town will want to see.
- If you already have a designer or an architect, we read their set at this stage and build to it.
What you have at the end
A clear yes or no on fit, and a date to measure.
02
Design & scope
Drawings, selections and a written scope, so the price is built from a documented plan rather than an allowance guess.
- Layout options, then a chosen direction, then the drawings the county and your HOA will need. Structural or engineered elements are drawn before they are priced.
- Selections are made in showrooms, not from a catalogue: cabinetry, stone, tile, plumbing and lighting are specified by product so the number means something.
- The scope is written line by line, including what is excluded, with allowances named where a product is still open.
What you have at the end
A drawing set, a selections schedule and a written scope with the investment.
03
Approvals
County permits, town zoning where it applies, and the HOA architectural application, sequenced before demolition starts.
- Loudoun permits are filed through LandMARC with the drawings from step two. Inside Leesburg, Purcellville and Middleburg, the town zoning approval comes first.
- The HOA package (Brambleton, Broadlands, Lansdowne, Ashburn Village and the rest) is prepared and submitted in parallel; a county permit is not HOA approval, and the schedule allows for both.
- Historic-district reviews in Waterford, Leesburg’s Old and Historic District and Middleburg are planned for from the start.
What you have at the end
Permits issued, HOA approval in hand, and a start date that is real.
04
Build
One project lead from the first day to the last. The house is protected, the schedule is written, and you hear about a change before it happens.
- Floors, stairs and the rooms you keep living in are protected before demolition. Dust is contained to the work zone.
- Trades are sequenced from the drawings: rough-ins, inspections, drywall, then the finish work where a project reads as custom.
- Changes are written up and priced before they are built. Nothing on the invoice should be a surprise.
What you have at the end
A finished room built to the drawings you approved.
05
Walkthrough & care
A punch list you sign off on, the documentation handed over, and a follow-up once you have lived in the space.
- We walk the finished work together and write the punch list. Each item is cleared before sign-off.
- Manufacturer warranties, permit close-outs, care instructions and the as-built drawings are handed over in one package.
- A follow-up visit after you have lived in the space, because that is when you notice what a walkthrough cannot.
What you have at the end
A closed permit, a documented home and a contractor who still picks up.
The shape of the calendar
Where the time actually goes.
Most of a Loudoun project’s calendar is decided before demolition: design decisions, county review and the HOA. Knowing that up front is the difference between a schedule and a hope.
Weeks one to three
1Conversation and site visit
The first call, then the measure-and-photograph visit if the project fits. You see the investment guide range for your project type before we meet.
Design phase
2Drawings, selections, scope
Layout options, showroom selections and the engineered drawings the county will want. The length depends on how many decisions there are and how quickly they are made.
Approvals
3County, town and HOA
Loudoun permit review runs alongside the HOA architectural application, and inside Leesburg, Purcellville and Middleburg the town zoning approval comes first. Historic districts add a committee date to plan around.
Construction
4Protection, rough-ins, finish
The house is protected first, then demolition, structure and rough-ins, inspections, drywall, and the finish work where a project reads as custom. Changes are priced in writing before they are built.
Close-out
5Walkthrough, documents, follow-up
Punch list cleared, permit closed, warranties and as-builts handed over, and a visit after you have lived in the space.
Designers and architects
If you have a designer, we build their set.
If you do not, we will tell you whether this project needs one before we pretend to be the design firm. Kitchens and primary suites usually benefit from a designer at the selections stage; additions and structural changes need an architect or engineer for the drawings the county will ask for. Either way, the scope is written from the set, and the set is what gets built.
What you keep
The handover package.
- Approved drawings and the as-built set
- Selections schedule with product names and finishes
- Closed permit and inspection record
- Manufacturer warranties, registered where the manufacturer allows
- The warranty terms as written in your agreement
- Care instructions for stone, cabinetry and decking
How warranties, manufacturer registration and jobsite protection work: read the warranty page.
Before Work Begins
Start with a clear agreement.
Use the estimate to discuss the details that matter in your home.
Discuss the Scope
Bring your plans, priorities, and budget to the estimate. Review what is included before committing to construction.
Review the Details
Ask for current license and insurance documents, proposed warranty terms, and the responsibilities of each contractor on your project.
Plan Communication
Discuss site supervision, progress reporting, access, and cleanup arrangements before work begins.
See what this looks like for your house.
A short call about the rooms, the range and the timing. If it fits, we come out to measure. Or call (681) 534-5515.