Services
Design first. Drawings follow.
Five services, listed in the order a project uses them. Residential design leads. The full service comes last, taking a project from design through construction documents and permitting, with bidding and construction administration if you want them.
Choose where you are
- 01 Residential design Quoted per project scope
- 02 Interiors Quoted per project scope
- 03 Site analysis From $700
- 04 Consultations $200 to $450
- 05 Full service Quoted per project scope
Builder or developer? See how MDS works with builders
How pricing works
Quoted per project scope
Scope drives price. Each project gets a written fixed fee at the proposal stage, set by phase, so the cost is known before work starts.
Residential design
Residential design
This is the service for custom home design, house plans, and home additions. A designer works with you from the first sketch to a resolved design. Predesign sets the program, the code and zoning limits, and a first cost estimate. Schematic design then tests, usually, three options, and you choose one. Design development refines the chosen option. Design-only drawings are not permit-ready and are not for construction. A design client can continue into the full service with MDS.
- Who it suits
- Owners building or changing a home who want design judgment, not only drawings.
- Typical duration
- About 9 to 15 weeks through design development: predesign takes 1 to 3 weeks, schematic design 4 to 6, and design development 4 to 6.
What is included
- Predesign: site, code, and zoning review, and a program document
- Preliminary cost estimate from the program
- Schematic design, usually three options, with sketches and massing studies
- Plans, elevations, and sections
- Models and 3D views
- Material and color palette exploration
- Design development: refined plans, elevations, and sections, and material, finish, and fixture selection
- Lighting and electrical concept plans
- Two rounds of revisions in each phase
Typical deliverables
- Program document
- Schematic design set at 1/4 inch scale: floor plans and elevations
- Massing studies and 3D views
- Design development package: plans, elevations, sections, and material selections
What is not included
- Construction documents, permit set, and permit submittal. They are part of the full service, below.
- Structural, mechanical, electrical, or plumbing engineering
- Surveys and soils tests. Predesign recommends them when they are needed.
- Permit and impact fees
Interiors
Interior design
Full-service interior design, from plans to furnishings. The work runs in four phases: discovery and concept, design and documentation, furniture and styling, and optional procurement and installation support. On full-scope residential projects, interiors can run alongside the building design, so the total is about 5 to 7 months, not the sum of both.
- Who it suits
- Owners of new homes, renovations, and additions who want interiors resolved with the building, not added after it.
- Typical duration
- Typical length is 12 to 18 weeks. Under 1,500 SF takes 10 to 14 weeks, 1,500 to 2,500 SF takes 12 to 18, and 2,500 to 3,500 SF or more takes 16 to 24.
What is included
- Client interview, site visit, and visual concept boards
- Space plans and interior elevations for kitchen, bath, and millwork
- Reflected ceiling plans with lighting layout
- Material and finish schedules: tile, flooring, paint, and counters
- Fixture and appliance selections, and a spec book for the contractor
- Furniture plan by room, sourcing list, and budget tracker
- Decor, window treatments, and light fixtures
- Optional: procurement support, order coordination, and a final styling walkthrough
Typical deliverables
- Mood boards and a material inspiration sheet
- CAD and PDF floor plans, reflected ceiling plans, and interior elevations
- Finish schedule and spec book
- Sourcing list and budget sheet
- Install day checklist, if procurement support is chosen
What is not included
- Construction, furnishings, and contractor costs. These are separate.
- Permit fees
- Engineering
Site analysis
Site and land analysis
A written report on a lot before you buy it or design on it. It sets out what zoning, setbacks, flood zone, and access allow, and what the lot can hold, using public records and a site visit. It is an informal zoning summary for design planning. It is not a survey, a legal opinion, or an engineering study. Final development rights must be confirmed by a licensed professional or the local building department.
- Who it suits
- Buyers comparing lots, owners planning an addition, and builders testing a site before committing.
- Typical duration
- The site visit is 3 to 5 days after booking. The report follows 5 business days after the visit.
What is included
- Pre-visit research: zoning district, setbacks, lot coverage, height limits, and open space requirements
- Aerial and GIS overlay analysis, and a basic flood zone check
- Site visit of up to 1.5 hours, with photo documentation
- Notes on access, driveway, drainage, views, sun path, noise, privacy, topography, and tree cover
- Bubble diagrams and massing sketches
- Opportunities and constraints narrative
- Next step roadmap with suggested services
- An optional layout concept
Typical deliverables
- 5 to 7 page PDF report
- Annotated site photos
- Zoning summary table (informal)
- Massing sketches
What is not included
- Boundary or topographic survey
- Soil or geotechnical testing
- Legal or title opinion
- Certified zoning determination
Consultations
Design consultations
A working session with a designer on a room or a set of rooms: layout, materials, color, furniture, and lighting. Choose a 1 hour video call, a 90 minute visit, or a 2 hour deep dive. You get a written follow-up, and a credit applies toward a full-service package booked within 14 days.
- Who it suits
- Homeowners who need direction before a full project, DIY clients, and owners preparing a room overhaul or a multi-room refresh.
- Typical duration
- Written summary within 24 hours to 3 business days, depending on the session.
What is included
- Virtual, 1 hour: live video call, with a room review from photos, videos, or floor plans you send in advance
- In person, 90 minutes: walkthrough of up to 2 spaces, a measurement check, and a rough layout sketch if needed
- Deep dive, 2 hours: full walkthrough and interview for up to 3 spaces, layout and space flow strategy, finish and material suggestions, furniture and lighting advice, and rough plan and elevation markups
Typical deliverables
- Virtual: follow-up email with a bullet summary within 24 hours
- In person: summary email within 48 hours, and a rough layout sketch
- Deep dive: one-page concept summary PDF within 3 business days, and a follow-up email with links and recommendations
What is not included
- A full design set or drawings for construction
- Visits beyond the booked session
The complete path
Full-service design
The complete path in one agreement, from the first site review to the end of construction. Predesign, schematic design, design development, and construction documents are the core. Permitting support, bidding support, and construction administration follow if you want them. The fee is a written fixed fee set by phase at the proposal stage, so the cost is known before work starts. Where a seal is required, drawings are reviewed and sealed by a licensed professional of record, and structural drawings are prepared by a structural engineer under a separate contract.
- Who it suits
- Owners who want one designer from the first site review to the drawings the builder uses, and through construction if they choose.
- Typical duration
- Predesign through construction documents takes 16 to 24 weeks, for a single-family residence of about 2,000 to 3,500 SF with your approvals within 5 business days: predesign 1 to 3 weeks, schematic design 4 to 6, design development 4 to 6, and construction documents 8 to 12. Permitting then takes 3 to 8 weeks, depending on the jurisdiction. Bidding takes 2 to 4 weeks. Construction administration lasts as long as construction.
What is included
- Predesign: site analysis, code, zoning, and building regulation review, a program document, and a preliminary cost estimate
- Schematic design, usually three options, with sketches, models, plans, elevations, sections, and massing studies
- Material and color palette exploration
- Design development: refined plans, elevations, and sections, preliminary construction drawings, and material, finish, and fixture selection
- Lighting and electrical plans
- Construction documents: construction drawings and specifications, with interior and exterior details
- Coordination with structural, mechanical, electrical, and plumbing consultants
- Permit set preparation, permit submittal and tracking, responses to review comments, and client representation at hearings as needed
- Two rounds of revisions in each phase
- Optional: bid or pricing packages, pre-bid meetings and site visits, review and comparison of bids, and help with contractor selection
- Optional: construction administration with site visits, requests for information, submittal tracking, and punch list review
Typical deliverables
- Program document
- Schematic design set at 1/4 inch scale: floor plans and elevations
- Massing studies and 3D views
- Design development package for your approval
- Construction document set: plans, sections, elevations, details, and specifications
- Responses to permit review comments
- Closeout documents, if construction administration is chosen
What is not included
- Drawings sealed by MDS
- Structural engineering. The owner hires a structural engineer under a separate contract.
- Mechanical, electrical, or plumbing engineering
- Surveys and soils tests. Predesign recommends them when they are needed.
- Contractor services or construction work
- Permit and impact fees
Sample sheet index
- A-1Cover sheet
- A-2Site plan
- A-3Floor plans
- A-4Elevations
- A-5Sections
- A-6Details
- A-7Schedules
- A-8Notes
Where a seal is required, drawings are reviewed and sealed by a licensed professional of record.
Request a quote Full details →
Not sure which professional your project needs? Read:Architect or residential designer: which does your home need?
Terms
How engagements work.
- 01 Every engagement is confirmed in writing before work begins.
- 02 Each project gets a written fixed fee at the proposal stage, set by phase, so the cost is known before work starts.
- 03 Each phase fee is invoiced in two parts: half to start the phase and half on delivery. Invoices are due within 7 days, and the next phase starts when the invoice is paid.
- 04 Two rounds of revisions are included in each phase. Added rounds are billed at an hourly rate.
- 05 The schedule pauses while the project waits on your approvals or information. Durations assume approvals within 5 business days.
- 06 Fees cover design services only. Construction, permit fees, furnishings, contractor costs, and engineering are separate. Engineers and other consultants are hired and paid by the owner under separate contracts.
- 07 Zoning and code summaries are informal and are not legal opinions.
- 08 Consultation and site visit credits apply to a full-service package booked within 14 days. Credits cannot be transferred.
Fit
What MDS does not do.
This saves you time if you are comparing options.
- No stamped or sealed drawings by MDS
- No structural, mechanical, electrical, or plumbing engineering
- No contractor services or construction work
- No drafting-only jobs. These are reviewed case by case through the contact form.
Builders and developers
Design partner for builders and developers.
Bring MDS in at the design stage, so the project is resolved before it is priced and built. Early design decisions are cheaper to change than built ones. You can take design only, schematic design and design development, and hand it to the professional of your choice for construction documents. Or continue with MDS into construction documents.
