Frequently Asked Questions  (FAQs) ...

 

How long have you been in business?

Cornerstone Limited was founded in 1986.  We have been at our current location for the past ten years. Cornerstone Limited has several hundred “built” projects in the Santa Clara Valley.

 

What kind of work do you do?

The only work we do is single family residential. We do not pursue or design any commercial projects. Existing homes make up the vast majority of the projects we design; although in a typical year we do design several “ground up” new homes.

Many of the remodeled homes we have designed really are “new” homes in terms of their function and appearance; they just retain a few rooms that existed before. There are many examples of these projects you may see in the photo album portion of this website.

 

Could my project be too big or too small for your company?

The work that we have done over the years runs from one end of the spectrum to the other. We have designed interior-only bath and kitchen remodels at the small end. On the larger end of the scale we have designed remodels and new homes that were over 5000 square feet when completed. The vast majority of the work that we do falls between these two extremes.

A typical remodel we are asked to design might include an upgraded and expanded kitchen, often with an island. Additional space may be added to the family room/ eating area. The project often includes an expansion of the master bedroom to create a more spacious suite with an updated bath and walk-in closet. 

We have designed dozens of remodels of this scope many of which may include second floor additions.

 

Do you have a specific “style” that you do?

No.   The style of a home should be a reflection of the personality of the people that will build and inhabit it.  The design must respond to the needs and wants of the people who will live there.

 The exterior design of a remodeled home should demonstrate an awareness of the surrounding neighborhood. This is not to say that a design must be in lock step with the status quo, but rather should employ enough context-sensitive elements so as not to be a jarring departure from its surroundings.   In general a well-conceived design should be a good neighbor, not so far removed as to “snub” others, while still having the confidence to tastefully depart from what otherwise may be pedestrian.

 

How much will my design cost?

This is always a difficult question.   Each project we design is unique. Each design is a response to the needs and wants of the client.  In addition, the design must comply with the constraints presented by the existing house, property, budget, and the city or municipality where your home is located.

In some respects, creating a design is a bit like going to the grocery store. You go up and down the aisles and select which items will go into your cart. When you are done at the check-out stand, the total is a direct result of the decisions that were made as you made your individual selections. At the risk of oversimplification, similar logic applies to remodeling. The more complicated your design, the greater the design fee and the greater the construction cost. Our fees are structured on an hourly basis, so that the final price of the design is a direct reflection of the amount of effort required to create it.

 

Are your fees a percentage of the construction cost?

No.    Although there is a relationship between the cost of construction and the cost of the design effort, the relationship between the two is not fixed.  If the design fee is based on the cost of construction, then there is an incentive to specify more expensive items. In short there is the potential for a conflict of interest.

If you wanted floor tiles that were solid gold, this would make for a very expensive home. If you wanted floor tiles that were clay, the cost would be considerably more modest. It takes no more effort to specify gold tiles than the clay, so why would the fee to specify the tiles differ? Again an oversimplification, but it serves to illustrate.    

Historically on typically-sized projects the cost of the design falls within the 4% to 6% range with respect to the cost of construction.

The minimum design charge for any completed design, no matter how simple, is $1500.00. This is the lowest amount that will allow us to stay in business. The design fees for most projects we do are typically double this or more.

 

What if I want to make changes?

Since we employ CAD for the production of the drawings, making changes is much simpler and costs less than if we were to draw our plans by hand. In general the earlier in the design process changes are made, the simpler and cheaper they are to make. Our design process is organized to minimize the need to make modifications later in the development of the design; however the ability for the client to make changes is always available at any time.

  

What if I ask for something that is really difficult, or expensive.

In general the client is in control of what goes into the design. If there is a suggestion made by a client that will really drive up the cost, be difficult to build, or seems inappropriate in the context of the overall concept, these things will be pointed out.  A discussion will ensue and potential alternatives will be suggested. Ultimately the client has the final say about what he or she wants, and is willing to afford.   

 

 Are second floor additions more expensive?

 In general second floor additions are more expensive than ground level additions. This depends on several factors. Often second floor additions are larger that first floor additions. This is necessary to create the additional space on both floors and to locate the stairs. Another factor is the need for second floors to be large enough to look good on the house. No one wants some box that was plunked on.

Often the city where you live will have regulations that govern where a second floor may be placed on your home, and how large it can be. Probably the most important factor that causes a second floor addition to be more expensive is the need to provide earthquake bracing (shear walls).   These shear walls will be required at several locations under the proposed addition and may require new foundations. Some may occur in rooms that otherwise would not be affected by the remodel. The Bay Area is in seismic zone 4 , where virtually all additions, except for the most modest one-story structures, require structural engineering that include the implementation of shear wall systems.

 

What about basements?

Basements often cost the same, or even more, than above-ground square footage. Access to the site is a much bigger factor, as heavy equipment is needed for excavation. One significant benefit of a basement is the fact that this floor area is often not counted as “living space” or “floor area” in some municipalities. In addition, a basement preserves yard area which may otherwise be covered. Similar to a second floor, a space for stairs is needed at both floors.   

A basement under a new addition can make sense. A new basement under an existing house, although possible, is much more complex.

 

How much will the construction cost?

 There are as many different answers to this question as there are contractors. We have all heard that construction costs$150 or $250 or $300 per square foot, or some other number. These numbers are all generalizations. They can be helpful in creating a basic understanding of typical costs for a given period of time in a specific area. Square footage prices should never be relied upon for final decision making.  The only accurate per square foot price for a project is known at the time the final check for that project is written. This per “square foot price” is only valid for that project at that time.

All honest, competent contractors have minimum costs which must be met in order to remain profitable, and stay in business. The only way to get an accurate price from a contractor is to provide accurate information to them. This is why a good set of documents is so critical.

 

How can I  know I am staying on budget?

The process we recommend is very straight forward. Create enough information for the contractor in the form of a preliminary plan, so that they can develop a cursory bid.  The price information you get will not be perfect, but it is a starting point. The degree of accuracy can be enhanced by getting your own prices on things such as cabinets, and appliances, plumbing fixtures and the like. The objective of this method is not to get a final price. That can only be accomplished with a final plan. The reason to go through this exercise is to get enough information to be able to decide if the project is within the budget range that is acceptable to you. This will give you the confidence to move forward with final drawings, or enough knowledge to modify the design to better fit your budgetary constraints.  Although preliminary plans will cost some money, they are the best vehicle available to convey the nature and scope of your remodeling objectives.  A preliminary plan provides a tool that a contractor can utilize to quantify the work, and develop a price.

The beauty of preliminary plans is that they are easy and inexpensive to modify to an alternate design.  The information gathered about the existing house is still very valuable, should you decide to move forward at a later date. There is no minimum fee for the preliminary design process.

How do we get started?

The best way to start is for us to set an appointment to meet together at your home. This will allow me to understand many aspects of the pending project that are impossible to get over the phone.

For example: what is the style of the existing home, both interior and exterior. The neighborhood context. How will the addition and remodeling we discuss fit within the current surroundings. How old is your home, and how is it constructed?  How big is your home , how does it fit on you property?

As you can see there are many questions that can be answered by a visit.

 

Who should be at the meeting?

In general all the decision makers should be at the meeting. This allows our dialogue to be productive. It insures that everyone that will be involved in the decision making process has input from the beginning and that no important considerations are forgotten.

 

Do you charge for the first consultation?

In general there is no charge for the initial consultation. The exception to this rule is a situation where the client does not own the property, and is considering making a purchase based on feasibility. In that circumstance a consultation fee would apply.

 

What happens at the initial consultation?

  It is primarily an opportunity to meet and have a discussion about the objectives you have for your project, the anticipated budget, time frame, etc. The most important reason for our meeting is for me to listen, and try to understand what you are trying to accomplish. I can then respond with a general impression regarding feasibility, and perhaps make suggestions about your ideas, and alternatives I may see.  This process usually take 1½ to 2 hours.

 

What comes next?

If you have additional questions, or if you are prepared to set an appointment at this time please call or email the office and we will arrange a time to get together. If needed I can usually arrange an evening appointment time.  I do not make weekend appointments, so I can spend time with my family.