1.  Do I want to reconfigure what is already here or add more space?

This is an important question because your architect should be able to asses the existing conditions of your space and help discuss the possibilities of your space.

Ex: An architect can help determine which walls are easier to knock down and which are harder.

At dtls: We build 3D models of your existing space and also proposed layouts. You’ll be able to see and feel the space before a single wall comes down.

2.  How long will the design and construction portions of the project take?

File this one under Frequently Asked Questions. Your architect can help you discuss the possibilities of your project and let you know which decisions are more expensive and time consuming than others.

Ex: Building an addition will take longer and cost more than reconfiguring the interior.

At dtls: We have an integrated timeline estimate custom built by our project managers for each project. This means you’ll be in the know about your project status every step of the way.

3.  Will my project need to be filed with the DOB? What is the DOB?

The DOB is the Department of Buildings and it oversees construction within your community. An experienced architect can let you know what changes would trigger a DOB review.

Ex: An architect can also let you which filings would be necessary based on your ideas.

At dtls: We are fully licensed and can execute all DOB, LPC and city agency filings.

4.  What other consultants will I need to hire?

While an architect wears many hats, there are certain things that will need outside help.

Ex: Hiring a mechanical engineer may be necessary if you want to add central air conditioning.

At dtls: we have a deep bench of expert consultants ranging from asbestos to contractor. We will guide you through this process.

5.  What soft costs should I expect? What are soft costs?

Soft costs are non-construction costs. This includes consultant fees, filing fees and design fees. It is always important to allocate budget for soft costs to avoid surprises.

Ex: Most filed projects will require asbestos inspection and in some cases asbestos remediation.

At dtls: We can give you an estimate of all expected soft costs based on your scope of work.

6.  What is the first step in the process?

The first step is speaking with a design professional. Bring a list of ideas to a digital or on-site meeting. An architect can help you determine the scope of work and initial budget.

Ex: A site meeting with an architect can help you understand what is possible with the space.

At dtls: We offer a complimentary meet and greet to go over your project goals.

7.  What can I do to make the process easier?

Be organized and decisive. Start off with a defined list of work and then stick with it.

Ex: Changes made in the beginning of the process are easy and efficient, but changes made under constriction can be costly and also delay your move-in date.

At dtls: we use collaborative spreadsheets to keep track of your scope, interior decisions and construction timeline.

8.  How much will the project cost?

The best way to get a definitive price for the work is to have a 100% complete set of construction documents. That said, if you want to know costs at the start of the project have a definitive scope of work; this will give you rough estimates at the beginning of the process.

Ex: A project cost can swing up or down 20% between initial design and final construction documents.

At dtls: we have an on-line cost calculator which gives real time updates.

9.  What materials have the longest lead times?

With global shipping and production delays, material scheduling is more important than ever. Long lead time items are appliances, windows & imported millwork.

Ex: Some refrigerators have a 16 month wait!

At dtls: we prepare material schedules early in the process, so that you can feel comfortable ordering long lead time items well in advance.

10.   Will my space need any mechanical upgrades?

We always recommend updating mechanical systems while your walls are open. This may mean re-wiring electrical, or replacing branch lines. If you would like to add Air Conditioning it is important to know if there is enough power available.

Ex: Some buildings require branch lines to be replaced during construction.

At dtls: we can review the mechanical requirements with you and determine which designs are more feasible.

11.   How does the design process work?

The design process is unique for everyone, but it is always recommended to get the walls locked first, then mechanical and then finishes. This will avoid wasting time preparing drawings twice.

Ex: Changing appliances late in the process can create delays in electrical, plumbing and finishes

At dtls: We celebrate each benchmark and then talk you through the objectives of the next phase.

12.   Can I see my space in 3D?

Sometimes a 2D plan doesn’t fully explain a space. That is why it is important to see your space in 3D. This not only helps you visualize how the space may look and feel, but it can also keep your construction documents coordinated

Ex: Certain architectural software can be used to both represent the layout in 3D and also prepare construction documents.

At dtls: We not only build every project in 3D; we also offer complimentary 3D Virtual Reality walk throughs in our office.

13.   Who will select and purchase fixtures and finishes?

When it comes to making material selections, the most important person is you! The space should be a personal reflection of who you are; then ordering can be prepared independently, through your GC or though us.

Ex: Many companies offer trade discounts and we always extend our trade discount to you.

At dtls: We are a firm built on collaboration. We feel that through discussion the best ideas rise to the top and then we help you execute it.