Welcome back to our series, Custom Home Builds: The Complete Journey. If you’ve been following along, you know we’ve already tackled the initial vision and planning and the tricky world of finding the perfect lot. Now, we’re moving into what many homeowners consider the most exciting part of the entire process: the design phase.

This is where your abstract ideas: that Pinterest board you’ve been curation for years, the "must-have" mudroom, and the dream of a sun-drenched kitchen: start to take actual shape on paper. But as exciting as it is, it can also be overwhelming. Do you hire an architect first? Do you talk to a residential contractor first? How much are those fancy drawings actually going to cost?

At Farris General Contracting, we’ve seen how a great design sets the stage for a smooth build. In this third installment, we’re breaking down how to work with architects and designers to ensure your dream home is both beautiful and buildable.

Finding Your Creative Partner: Selecting an Architect or Designer

The relationship you have with your designer is intimate. They’re going to learn how you cook, how you sleep, and how your family argues about where the shoes go. You need someone whose style you love, but also someone you actually like talking to.

When searching for the right professional for your custom home build, consider these three categories:

1. Licensed Architects: These pros have extensive training in structural integrity, aesthetics, and building codes. They are ideal for complex, one-of-a-kind designs or difficult lots.
2. Residential Designers: Often specialized specifically in homes, they may not have a full architectural license but are highly skilled in floor plans and residential aesthetics. They are often a more budget-friendly option for standard custom builds.
3. Interior Designers: While they focus on the "inside," the best time to hire one is during the architectural phase. They ensure your kitchen cabinets actually fit your pots and pans and that the lighting is perfect from day one.

Pro Tip: Don’t just look at their portfolio. Ask about their communication style. Do they use 3D modeling so you can "walk through" the house before it’s built? This technology is a game-changer for catching design flaws early.

Choosing Your Path: Design-Build vs. Design-Bid-Build

One of the biggest decisions you'll make in 2026 is how your team is structured. There are two main ways to go about this:

1. Design-Build (The Integrated Approach)

In a design-build setup, you hire one firm: like Farris General Contracting: to handle both the design and the construction. We either have designers on staff or partner closely with a specific architect.

• The Big Win: Cost control. Because the builder is involved from day one, we can tell you immediately if a design feature is going to blow your budget. It’s a much more collaborative, "no-surprises" way to build.
• Speed: These projects often move faster because the handoff between design and construction is seamless.

2. Design-Bid-Build (The Traditional Path)

This is the "old school" way. You hire an architect to design the whole house, then you take those finished plans and "bid" them out to multiple general contractor services to see who gives you the best price.

• The Big Win: Competitive bidding. You might get a lower initial price by shopping the plans around.
• The Risk: "Sticker shock." Sometimes, an architect designs a masterpiece that ends up costing twice what you expected to pay when the builder finally sees it. This can lead to expensive "value engineering" (cutting things out) later on.

Regardless of which path you choose, having your residential contractor involved early is the best way to keep your budget on track.

The Design Process: From Sketches to Blueprints

Designing a home isn't just one long drawing session. It usually happens in three distinct phases:

1. Schematic Design (SD): This is the "big picture" phase. You’ll look at rough floor plans and sketches of the exterior. It’s all about the flow and the general look.
2. Design Development (DD): Here, we start getting into the weeds. Where do the windows go? How big is the island? What kind of siding are we using? You’ll start seeing more detailed 3D renderings during this stage.
3. Construction Documents (CD): These are the actual blueprints. They include every technical detail the city needs for permits and the crew needs to build. These aren't just pretty pictures; they are the "instruction manual" for your house.

Budgeting for Design Fees: Real Talk

One question we get all the time at Farris General Contracting is: "How much is this going to cost me before we even break ground?"

In 2026, design fees for custom homes generally fall into these ranges:

• Design-Build Firms: Fees typically range from 5% to 8% of the total construction cost. Since the builder and designer are working together, the process is streamlined, often leading to lower design costs.
• Traditional Architects: If you go the independent route, expect to pay anywhere from 10% to 15% (and sometimes up to 20% for high-end "starchitects") of the construction cost. This usually includes "Construction Administration," where the architect visits the site to make sure we’re building exactly what they drew.

Budgeting Hint: Always set aside a "design contingency" of about 10% of your design budget. Sometimes you decide you want a radical change halfway through, or a structural engineer finds a soil issue that requires a redesign. It's better to have that cushion ready!

Tips for a Smooth Design Journey

• Be Honest About Your Budget: Your designer isn't a magician. If you tell them you have $800k but you really have $600k, they will design an $800k house that you can't afford to build. Be transparent from the start.
• Think About the Future: Are you planning on staying in this home forever? Consider multigenerational living features like wider hallways or a main-floor master suite now: it’s much cheaper to design it today than to remodel it in ten years.
• Trust the Pros: You hired them for their expertise. If your architect tells you that a certain window placement will make the room uncomfortably hot in the summer, listen to them!

Bringing the Vision to Life

The design phase is where your house gets its soul. It’s the bridge between a vacant lot and a home where memories will be made. By choosing the right team and being clear about your goals, you’re setting yourself up for a successful, stress-free build.

Ready to see how your ideas look on paper? Contact Farris General Contracting today to discuss our design-build services and how we can help you navigate the journey from first sketch to final nail.

Stay tuned for Part 4 of our series: Navigating Permits, Budgeting, and the Pre-Construction Maze!

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