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Service · PERMITS & DESIGN-BUILD
One Team for Design, Permits and Construction.
Design-build puts design, permitting and licensed construction under one contract — so your budget is set against real building costs and the city never becomes your problem.
What's Included
What Our Design-Build Process Covers.
Six stages, one point of contact. You always know what’s happening, what it costs and what comes next.
Site Visit & Feasibility
We review your goals, lot, zoning, setbacks and existing conditions to confirm what can be built before you spend money on design.
Budget-Driven Design
Our designers and estimators work side by side, so the plans you love are priced as they're drawn — not after.
Engineering & Energy Compliance
Structural engineering, Title 24 energy calculations and any required soils reports or surveys are coordinated for you.
Permit Submittal & Plan Check
We assemble the permit set, submit it, answer every plan-check comment and track the application until it's approved.
Fixed-Price Construction
Once permits are issued, you get a fixed construction price and schedule, managed by a single project manager.
Inspections & Final Sign-Off
We schedule and pass every city inspection and close out the permit, so your project is fully documented for insurance and resale.
THE PROCESS
Design-Build Timeline, Step by Step.
Typical durations for a Bay Area remodel, addition or ADU. Smaller projects move faster; hillside, historic or large projects take longer.
Design & Feasibility
2–8 weeks
Phase 1
- Site visit & measurements
- Zoning & feasibility check
- Concept layouts
- Preliminary budget
- Design agreement
Plans & Permits
6–20 weeks
Phase 2
- Construction drawings
- Structural & Title 24 reports
- Permit submittal
- Plan-check responses
- Fixed construction price
Build & Close-Out
1–12 months
Phase 3
- Scheduled construction
- Weekly progress updates
- City inspections
- Punch list & walkthrough
- Permit final & documents
From Plans to Finished Space
A Look at What We Build.
GETTING STARTED
What to Have Ready for Your First Meeting.
You don’t need plans to start. A few basics help us give you a realistic path, budget range and timeline.
- Your property addressSo we can check zoning, setbacks, hazard zones and permit history before we visit.
- Your goalsWhat you want to build or change and how you plan to use the space.
- A budget rangeEven a rough range lets us design toward a number instead of redesigning later.
- Photos or existing plansPhotos of the space and any existing drawings or surveys speed up feasibility.
- Your timingWhen you'd like construction to start or finish, so we can plan design and permitting around it.
Design-Build vs. Hiring Separately
- One contract and one point of accountability instead of separate architect and contractor agreements
- Budget tracked while you design, not discovered after bids come in
- Constructability reviewed during design, which reduces change orders
- Permitting and plan-check responses handled by the same team that builds
- Typically a shorter overall schedule
Where We Build
San JoseSanta ClaraSunnyvaleCupertinoPalo AltoMountain ViewLos AltosLos GatosSaratogaCampbellMilpitasFremontNewarkMenlo ParkAthertonEast Palo AltoRedwood CitySan CarlosSan MateoBurlingameMorgan Hill
Related Services
PERMITS & DESIGN-BUILD FAQS
The Questions We Hear Most.
Design-build is a way of delivering a construction project where one company handles both design and construction under a single contract. Instead of hiring an architect, collecting bids and managing a separate contractor, you work with one team that's accountable for the design, the budget and the build.
It depends on the city and scope. Simple remodels can be approved over the counter or within a few weeks; additions and new ADUs commonly take 6–20 weeks including plan-check revisions. California requires cities to approve or deny a complete ADU application within 60 days.
You generally need permits for structural changes, additions, ADUs, new or relocated plumbing and electrical, HVAC equipment replacements, and window or door changes that alter openings. Cosmetic work like painting, flooring and cabinet replacement usually doesn't need one.
Usually not overall. Design-build avoids redesigns when bids come in over budget, reduces change orders caused by gaps in the drawings, and shortens the schedule. Design is paid in phases, and construction is priced as the design develops.
We do. We respond to plan-check comments, coordinate revisions with engineers and resubmit. You stay informed, but you never have to chase the building department.
Unpermitted work can cause trouble with insurance claims and when you sell. Much of it can be legalized with an as-built permit, which may require opening some walls for inspection. We can assess what's needed and manage the process.
Permit fees vary by city and project value. A kitchen or bathroom remodel often adds a few thousand dollars in fees, while ADUs, additions and whole-home projects can cost significantly more once plan-check, school and utility fees are included. We include expected fees in your budget.
Often, yes. We review the existing drawings and permit status, flag anything that needs revision, and can build from approved plans or update them.
READY TO TAKE IT ON?
Ready to PlanYour Project?
Tell us what you’re thinking about building. We’ll walk you through feasibility, permits and a realistic timeline.
GET FREE ESTIMATE
Let's Discuss
Your Project Goals.
Ready to elevate your living space with reliable, premium Bay Area craftsmanship? Tell us about your property and select your target service on the right. Our expert team will review your ideas, answer your questions, and connect with you promptly to plan your free project evaluation.
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