Recommend a design-build firm

[Anonymous]

I'm looking to remodel the second floor of my 1926 Wardman-style home in DC. Currently, it is in its original configuration, a three-bedroom, one full-bath layout. Total floor area is approximately 700 square feet. I want to enlarge the current bathroom and add a second. As the present bath is located somewhat centrally in the floorpan, this will likely involve reconfiguring the walls of all three bedrooms in order to make space. It also means moving closets that abut the bath on either side.

My style runs toward transitional--keeping elements of the historic character (mouldings, wood floors) while also giving the house a fresher, updated look. In terms of finishes, a Pottery Barn-like aesthetic is fine. I'd like the house to be unique enough that it does not look like every builder-grade flipped house, but I don't need a fully customized, super high-end look. I've looked at the Case Design Build portfolio, and it's ok but feels a little bland. I'm curious to know if there are folks who work in the mid-range, expense-wise while still advising on more interesting finishes, colors palettes, and built-in storage.

From friends who have spoken to contractors, I hear that $100k per each floor of a remodel is an appropriate budget. I could swing that. Of course, I'd love to get out for less if that's at all realistic.

So who should I be talking to?

[Anonymous]

In N Bethesda we worked with Don Gibbons Design-Build for a second floor and completely redoing the first. Slowish, but very nice work and thoughtful to details on our house and how it fit with our neighbors. I don't know if he works in DC though.

[Anonymous]

We hired a design/build firm for our renovation and I would not recommend it. If I were to do it all over again, I'd hire a separate architect or interior designer then have them bid out the project to 3 different contractors and compare prices.
The reason I'd do that is accountability & checks and balances. With an independent architect, they'll be responsible to make sure the contractor is exactly building their vision. When the designer/ builder are one and the same, you'll need to supervise every detail. At least that was the case with us.

Also. most design/ build firms are more "Build" than "Design", so they'll draw out your kitchen cabinets but won't advise you as to what exact shade of white or grey or beige you need for your walls and what type of furniture to choose. I wish I brought a separate interior designer when making my selections with a design/ build firm to advise me on such selections.

[Anonymous]

There are some architects that have designers in house, but you can still do the bidding process for a contractor. I know neighbors who used MV Architects. I don’t know how her pricing compares to other architects, but they were happy. I hired a one person shop who is good but I wish I had some access to design services- sometimes the tile etc is a lot to sort through. But in the end, I think it’s most important to get the layout right- the tile shop (online or in person), paint store, and other retailers have design services.

My understanding is that DB firms are about 30% more expensive. That seemed right for Case. We talked to Four Brothers, too, but they seemed liked…100% more expensive. I don’t know about Anthony Wilder, Wentworth, Landis, etc.

[Anonymous]

Also, there are so many wardmans with the same original layout in DC. You may be able to find the layout you want by looking at Redfin photos. Sometimes people are selling recently remodeled homes for whatever reason.

[Anonymous]

3DF LLC does a lot of Wardman remodels.

[Anonymous]

We talked to Four Brothers, Landis, Wentworth, Sun Design..

All came back with roughly the same price.

We went with Four Brothers.

[Anonymous]

We got an estimate from Case pre-pandemic and it was just stupid expensive. Cannot imagine what it’s like now. Ended up going separate architect, builder, and a third set of contractors (and bought most of the materials direct) for finishes (cabinets/counters, bath, hardwood flooring etc). For a smallish remodel like what you’re describing, design-build unlikely to be worth the money.

[Anonymous]

Avoid at all costs - ask my basement how I know
https://metrobuildingandremodeling.com/

[Anonymous]

BOWA is good but expensive

[Anonymous]

We talked to Landis and Case about a remodel/addition. Landis was more expensive than Case fwiw. We wound up using an architect / bid to contractors. It was less than a design-build firm but we wound up doing more so the price probably came out the same.

One thing to consider: with design-build, you'll get much more hand-holding around the aesthetics and finishes. If you go with an architect/contractor model, you'll either have to hire for that (an interior designer and/or additional consultations with the architect) or you'll have to invest your own time and energy around that. I love all this stuff, in my alternative life I would have been an interior designer, but I found the sheer volume of decisions and choices totally overwhelming. I did it and I'm happy with the outcome but I can totally see the appeal of design-build for making some of that easier.

[Anonymous]

Anonymous wrote:We talked to Four Brothers, Landis, Wentworth, Sun Design..

All came back with roughly the same price.

We went with Four Brothers.

Was the quote roughly in line with what you paid? Not OP, but we've heard that some of these DB firms mark up for every little thing (like they just put the minimum in for code compliance, and then charge up to not using the cheapest possible insulation or whatever), and change a big mark up for those expected changes, so it ends up being much more expensive when all is said and done.

[Anonymous]

Anonymous wrote:

Anonymous wrote:We talked to Four Brothers, Landis, Wentworth, Sun Design..

All came back with roughly the same price.

We went with Four Brothers.

Was the quote roughly in line with what you paid? Not OP, but we've heard that some of these DB firms mark up for every little thing (like they just put the minimum in for code compliance, and then charge up to not using the cheapest possible insulation or whatever), and change a big mark up for those expected changes, so it ends up being much more expensive when all is said and done.

The initial quote was really really close to the final payment.

However, lots of steps. The quote to the final contract price was a lot of steps and choices we had to make (allowances), etc. to keep it close to the quote.

And the hours with the design can add up as well. Getting the graphics and the mock ups, etc.

But overall it was within 7% of the original quote.

[Anonymous]

Can you all recommend any interior designers you would work with for the style he describes? I’m looking for someone who has worked in bathroom, office and whole floor renovations. Thanks!

[Anonymous]

Anonymous wrote:We talked to Landis and Case about a remodel/addition. Landis was more expensive than Case fwiw. We wound up using an architect / bid to contractors. It was less than a design-build firm but we wound up doing more so the price probably came out the same.

One thing to consider: with design-build, you'll get much more hand-holding around the aesthetics and finishes. If you go with an architect/contractor model, you'll either have to hire for that (an interior designer and/or additional consultations with the architect) or you'll have to invest your own time and energy around that. I love all this stuff, in my alternative life I would have been an interior designer, but I found the sheer volume of decisions and choices totally overwhelming. I did it and I'm happy with the outcome but I can totally see the appeal of design-build for making some of that easier.

Agree with this - but would add that often the “designer “ in design build is not formally trained, so if you want basic popular finishes you’ll be fine but nothing groundbreaking. I went with an independent interior designer bc it was nice to have separation - she went to bat for me multiple times on issues the builder didn’t want to do a new way. The in house designer definitely was more in line with the company best interest rather than mine. Similarly, our architect prided himself on his taste but it was… dull. Very basic, clean, modern, but not at all my taste. I love design and it was a lot - narrow down your style and find someone who can execute it.