Should I hire a design-build firm or an architect first?
With design-build, one company handles design coordination and construction under one contract. With architect-first (often called design-bid-build), you hire an architect, complete the drawings, then bid the plans out to contractors.
| Factor | Design-build | Architect-first |
|---|---|---|
| Accountability | One team responsible for design and construction. Fewer gaps between drawings and the build. | Responsibility is split. When drawings and site conditions disagree, sorting it out can take time. |
| Cost feedback | Pricing input during design, so the plan is shaped around your budget as it develops. | Real construction pricing often arrives only once drawings are done and bid. |
| Competitive bidding | No bid-off between builders on identical plans. | You can compare several contractors on the same set of drawings. |
| Design independence | The designer works alongside the builder. | Your architect is independent of the contractor and can advocate for you during construction. |
| Best suited to | Homeowners who want one point of contact and a budget-led design. | Highly design-driven projects, or owners who want separate oversight of the builder. |
Our take: we're a design-build firm, so we're biased, but if you already have an architect you trust, that's a great route and we're happy to build from their plans.
Should I remodel or tear down and rebuild?
A remodel keeps some or most of the existing structure. A rebuild removes the house and starts from the foundation or the ground up.
| Factor | Remodel | Rebuild |
|---|---|---|
| Existing house | Keeps the parts that work and the character of the home. | Starts fresh: new structure, systems and layout throughout. |
| Unknowns | Hidden conditions behind walls are more likely, especially in older homes. | Fewer surprises inside the house; site conditions such as soil still matter. |
| Design freedom | Limited by the existing structure and footprint. | Much greater, within zoning and code limits. |
| Permitting | Scope-dependent; extensive remodels can trigger requirements to bring parts of the house up to current code. | Full new-construction review and current code throughout. |
| Best suited to | Sound houses that mainly need a new layout, finishes and systems. | Houses with major structural or system problems, or where the remodel scope approaches a full replacement. |
Our take: when a remodel would touch nearly every wall and system, it's worth pricing both. We'll walk you through the comparison at a consultation.
Should I build an addition or an ADU?
An addition enlarges your main house. An accessory dwelling unit (ADU) is a separate, self-contained living unit on the same lot, either detached or attached.
| Factor | Addition | ADU |
|---|---|---|
| How it's used | More space for your household: a bigger kitchen, a primary suite, an extra bedroom. | Independent living: family, guests, a home office or a rental. |
| Rental potential | Generally part of the main home, not separately rentable. | Can be rented separately, subject to local rules. |
| Rules | Follows the zoning rules for the main house, such as setbacks and height. | Follows California's ADU rules, which differ from the main house's rules in some respects. |
| Disruption | Ties into the existing house, so living areas are often affected. | A detached ADU can often be built with less disruption to the main house. |
| Best suited to | Families who need more room inside the home they already live in. | Owners who want separate living space or long-term flexibility. |
Our take: the right answer depends on your lot, your plans for the space and local rules. Confirm current ADU requirements with the city before deciding; we can help you check.
Fixed-price or cost-plus: which contract is better?
In a fixed-price contract, the contractor agrees to a set price for a defined scope. In a cost-plus contract, you pay the actual costs of labor and materials plus an agreed fee or percentage.
| Factor | Fixed-price | Cost-plus |
|---|---|---|
| Price certainty | You know the price for the defined scope up front. Changes are priced as change orders. | The final cost isn't known until the work is done. |
| Transparency | You see the price, not necessarily the contractor's internal costs. | You see invoices and actual costs. |
| Risk | The contractor carries more cost risk on the agreed scope, which is reflected in the price. | You carry more of the cost risk. |
| Flexibility | Works best when scope is well defined before signing. | Handles open-ended or evolving scopes more easily. |
| Best suited to | Homeowners who want a firm number and a clearly documented scope. | Projects where scope can't be fully defined in advance. |
Our take: we build on fixed-price contracts. Your proposal sets out a defined scope, priced line by line, paid in milestones tied to completed phases of work, with a lien release for each payment. Anything new is priced as a written change order before it's built. How we price
Not sure which route fits your project?
Walk the property with us. We'll talk through the trade-offs for your house, your budget and your plans.