Build-Ready Package
Planning that pays for itself.
One finished, bid-ready, permit-ready house plan from one hand, and every number in it is real. Everything you would otherwise piece together from four or five firms.
- From $10 per sq ftFixed at signing
- One teamOne point of contact
- Permit-readyDrawing corrections included
- 25% creditedWhen we build your home
From one hand
One team instead of four or five firms. One point of contact for every number.
When design, engineering, energy, HVAC and estimating sit with different firms, you become the project manager, and every change waits in someone else's queue. In one team they move forward together, so you reach a permit-ready, bid-ready set sooner and with fewer surprises.
Who you deal with
If you piece it together yourselfFour or five firms: designer, engineer, energy rater, HVAC designer, estimator
If you work with usOne team, one point of contact
Who coordinates
If you piece it together yourselfYou, between firms that work on their own schedules
If you work with usWe do, inside one team and one model
Design changes
If you piece it together yourselfEvery change goes around the firms again
If you work with usDesign, engineering, energy and HVAC move together
Plan-review corrections
If you piece it together yourselfBack to whichever firm made the drawing
If you work with usWe revise our drawings at no charge
Budget
If you piece it together yourselfA separate estimate after the design is done
If you work with usA line-item budget that tightens every phase
Bids
If you piece it together yourselfEach sub reads the plans differently and pads for risk
If you work with usA spec book and bid package, so subs price the same thing
Already have a plan you love?
Bought one online or found one you love? We make it build-ready for Colorado and your land.
Good. We love working with plans you bought or plans you love. Every plan still has to be engineered for Colorado's snow and wind loads, fitted to your land and turned into takeoffs, a budget and a permit set. Depending on the plan, that can lower your planning fee, so send it to us and we'll quote it.
Engineered for Colorado
Structure designed for our snow and wind loads and for your soils, stamped by a licensed Colorado engineer.
Fitted to your land
Turned for winter sun and the views, and placed around slope, septic, well and driveway.
Optimized to build
Tuned for savings during construction, with material takeoffs and a line-item budget.
How it plays out
Cheaper planning that ends up costing more.
Piecing it together yourself often looks cheaper on day one. Here is how a fairly typical project plays out: not a disaster, just the usual hand-offs, redesigns and guesses.
Design
If you piece it together yourself
- Wk 0–10
Designer draws the house
Floor plans and elevations, without engineering, energy or a real budget behind them.
If you work with us
- Wk 0–3
Concept
Two concepts on your land, a budget within ±20%. Engineering and energy questions answered early.
- Wk 3–7
Design development
Structure, energy and HVAC sized together with the design. Design freeze with a budget within ±10%.
- Wk 0–10
Engineering and energy
If you piece it together yourself
- Wk 10–14
Find a structural engineer
You hire one separately and wait for a slot in their schedule.
+4 wks
- Wk 14–17
The beam and foundation don’t workMistake
The engineer’s design for your soils changes the layout. Back to the designer for a redesign.
+$2,000 · +3 wks
- Wk 17–19
Energy check after the factMistake
A separate consultant runs the energy code. Windows and insulation have to change on a “finished” design.
+$1,500 · +2 wks
If you work with us
- Wk 7–13
Permit documents
Engineering, Manual J, energy compliance, takeoffs and spec book, all from one model.
- Wk 10–14
Permit
If you piece it together yourself
- Wk 19–28
Permit comes back twiceMistake
The county asks for a drainage plan and a septic design that matches the site plan. Two resubmittals.
+$1,800 · +3 wks
If you work with us
- Wk 13–19
Permit
The permit bundle goes in complete. If the county asks for changes to our drawings, we revise them at no charge.
- Wk 19–28
Bids
If you piece it together yourself
- Wk 28–34
Three bids nobody can compareNot comparable
$810K, $905K and $1.02M. Every builder guessed differently at windows, site work and allowances.
If you work with us
- Wk 19
Bids you can compare
Every sub prices the same specification and quantities. Bids land close together.
- Wk 28–34
Build
If you piece it together yourself
- During build
Change ordersMistake
Late selections, an HVAC system sized by rule of thumb and allowances that were too low.
+$38,000
If you work with us
- During build
Few, planned changes
Changes you choose, priced before they are made. No surprises from decisions nobody made.
+$9,000
- During build
| Cost | Yourself | With us |
|---|---|---|
| Planning and design fees | $21,800 | $33,000 |
| Third parties (same in both) | $10,000 | $10,000 |
| Change orders during the build | $38,000 | $9,000 |
| Build credit | – | −$8,250 |
| Planning + surprises | $69,800 | $43,750 |
| Weeks to comparable bids | 34 | 19 |
If you piece it together yourself
Designer, engineer and consultants hired separately
- Wk 0–10
Designer draws the house
Floor plans and elevations, without engineering, energy or a real budget behind them.
- Wk 10–14
Find a structural engineer
You hire one separately and wait for a slot in their schedule.
+4 wks
- Wk 14–17
The beam and foundation don’t workMistake
The engineer’s design for your soils changes the layout. Back to the designer for a redesign.
+$2,000 · +3 wks
- Wk 17–19
Energy check after the factMistake
A separate consultant runs the energy code. Windows and insulation have to change on a “finished” design.
+$1,500 · +2 wks
- Wk 19–28
Permit comes back twiceMistake
The county asks for a drainage plan and a septic design that matches the site plan. Two resubmittals.
+$1,800 · +3 wks
- Wk 28–34
Three bids nobody can compareNot comparable
$810K, $905K and $1.02M. Every builder guessed differently at windows, site work and allowances.
- During build
Change ordersMistake
Late selections, an HVAC system sized by rule of thumb and allowances that were too low.
+$38,000
- Planning and design fees
- $21,800
- Third parties (same in both)
- $10,000
- Change orders during the build
- $38,000
- Planning + surprises
- $69,800
- Weeks to comparable bids
- 34
If you work with us
Build-Ready Package: one team manages everything
- Wk 0–3
Concept
Two concepts on your land, a budget within ±20%. Engineering and energy questions answered early.
- Wk 3–7
Design development
Structure, energy and HVAC sized together with the design. Design freeze with a budget within ±10%.
- Wk 7–13
Permit documents
Engineering, Manual J, energy compliance, takeoffs and spec book, all from one model.
- Wk 13–19
Permit
The permit bundle goes in complete. If the county asks for changes to our drawings, we revise them at no charge.
- Wk 19
Bids you can compare
Every sub prices the same specification and quantities. Bids land close together.
- During build
Few, planned changes
Changes you choose, priced before they are made. No surprises from decisions nobody made.
+$9,000
- Planning and design fees
- $33,000
- Third parties (same in both)
- $10,000
- Change orders during the build
- $9,000
- Build credit
- −$8,250
- Planning + surprises
- $43,750
- Weeks to comparable bids
- 19
Same house: 15 weeks sooner to bids you can compare, and $26,050 less spent on planning and surprises.
Illustrative example: a composite scenario built from our fee formula and common planning problems, not a specific project. County review times, bids and change orders vary. Our total includes the 25% build credit.
What's included
Everything it takes to bid, permit and build.
We organize and manage every item, so it all fits together. Tap any item to see what's done and why it matters.In-house: done by our team, covered by your fixed fee. In-house + third party: managed by us, with a licensed specialist's part billed at cost through thethird-party allowance.
In-houseDesignTwo concepts, full plans, elevations and permit set, with a 3D walkthrough and renderings.Show detailsHide details
What our team does
- Two distinct concepts: floor plan sketch, 3D massing and placement on your land
- Full floor plans, elevations, roof plan and section
- A 3D walkthrough and 2–3 exterior renderings
- Window and door schedule, selections and allowances
- The complete permit drawing set
Why it matters
You see, walk through and approve the house before it is drawn in detail, while changes are still cheap.
In-house + third partyStructural engineeringFoundation, structural and lateral design and truss package, stamped by a licensed PE.Show detailsHide details
What our team does
- Bring in and brief the structural engineer
- Keep the design and the engineering in step through every revision
- Coordinate the truss package with the supplier
What the specialist does (billed at cost)
- A licensed Colorado professional engineer designs and stamps the foundation and structure, and is the engineer of record
- The truss supplier engineers the truss package, usually included in the truss price
Why it matters
Engineering is finished before the permit goes in, so the county reviews a complete set.
In-house + third partySoils reportA geotechnical report so the foundation is designed for the soil you actually have.Show detailsHide details
What our team does
- Schedule the geotechnical engineer and provide the site plan
- Pass the findings to the structural engineer and into your budget
What the specialist does (billed at cost)
- A geotechnical engineer digs or drills test holes, tests the soil and recommends a foundation type
Why it matters
Front Range soils often include expansive clays. Knowing them early prevents foundation surprises, and many jurisdictions require the report for a permit.
In-house + third partySurvey and site planA surveyed site plan: house placement, setbacks, driveway, grading and drainage.Show detailsHide details
What our team does
- Place the house for sun, views, wind and drainage
- Draw the site plan: setbacks, driveway, grading and drainage
What the specialist does (billed at cost)
- A licensed surveyor surveys the property and the terrain
Why it matters
Where the house sits drives earthwork, driveway length, energy use and the views. The county needs the site plan for the permit.
In-house + third partyDESC planDrainage, erosion and sediment control plan, where the county requires one.Show detailsHide details
What our team does
- Determine whether a plan is needed and which permit path applies
- Coordinate the plan with the site plan and grading
What the specialist does (billed at cost)
- An engineer prepares the plan where required; small, low-impact sites may not need an engineer
Why it matters
Douglas County requires a DESC permit before land is disturbed for most new homes. Planning it up front avoids a hold on your start date.
In-house + third partySeptic designSoil evaluation, test pits and septic (OWTS) design, where there is no sewer.Show detailsHide details
What our team does
- Locate the system on the site plan with the house, well and driveway
- Coordinate the design and put the system cost in your budget
What the specialist does (billed at cost)
- A soil evaluation with test pits
- System design, by a Colorado licensed PE where the soil types require it
Why it matters
On most rural lots the septic field shapes where the house can go. Designing it early keeps the site plan honest.
In-houseUtilitiesElectric, gas, water or well and septic: requirements and costs in your budget before you commit.Show detailsHide details
What our team does
- Contact the electric provider, gas, and water district or well permitting
- Confirm requirements, routes and lead times
- Put realistic utility costs into your budget
Why it matters
Utility costs on rural land vary widely and often surprise owners late. Utility tap fees and line extensions are billed by the utility, not included in our fee.
In-houseEnergy complianceThe energy code model plus an efficient-versus-code comparison with EnergyComfortCalc.Show detailsHide details
What our team does
- Choose the right compliance path: prescriptive, performance or ERI
- Model the house for energy code compliance
- Compare an efficient build with a code-built one in EnergyComfortCalc
Why it matters
Insulation, windows and airtightness are decided with real numbers before the design freezes, not changed mid-build.
In-house + third partyHERS ratingA HERS rating, if your energy path or your goals call for one.Show detailsHide details
What our team does
- Decide with you whether a rating is needed or worth it
- Coordinate the rater with the design and the build
What the specialist does (billed at cost)
- A certified HERS rater models the home and tests it during construction
Why it matters
Some energy paths and performance goals need a rating. If yours does not, you do not pay for one.
In-house + third partyWildfire mitigation planA wildfire mitigation plan, where the county requires one.Show detailsHide details
What our team does
- Check whether your parcel falls in a wildfire hazard area
- Work the requirements into the site plan, materials and budget
What the specialist does (billed at cost)
- A qualified preparer writes the mitigation plan where it is required
Why it matters
Wildfire requirements affect materials, clearances and landscaping. Knowing them during design avoids costly changes.
In-houseHVAC designManual J, S and D, room by room, so equipment and ducts are sized to your house.Show detailsHide details
What our team does
- Manual J heating and cooling loads, room by room
- Manual S equipment selection based on those loads
- Manual D duct design
Why it matters
Right-sized equipment and ducts cost less up front, run more comfortably and avoid short-cycling.
In-houseMaterial takeoffsA framing cut-and-buy list and quantities for everything else.Show detailsHide details
What our team does
- Framing cut-and-buy list from the 3D model
- Quantities for every other trade
Why it matters
Lumber is ordered from the model, which means less waste and fewer extra runs to the yard.
In-houseLine-item budgetIn the same cost codes we use to run the build, ready to become your job budget.Show detailsHide details
What our team does
- A budget that tightens every phase: ±20% at concept, ±10% at design freeze, ±5% with the permit documents
- Built in our construction cost codes, so it becomes your job budget
Why it matters
You decide with real numbers in front of you, and the planned-versus-actual budget during the build starts from the same lines.
In-houseSpec book and bid packageEvery selection written down, so bids compare apples to apples.Show detailsHide details
What our team does
- A spec book with every selection and allowance
- A bid package for subcontractors
Why it matters
When every sub prices the same specification, there is nothing to guess at and less to pad.
In-housePermit documentsThe complete permit bundle, ready to submit to your county.Show detailsHide details
What our team does
- Assemble the complete permit bundle: drawings, engineering, energy and site documents
- When we build your home, we submit it for you; otherwise you submit it to the county
- Revise our drawings for plan-review comments, at no charge
Why it matters
County permit, plan review and impact fees are billed by the county and are not included in our fee. The county decides on the permit; our part is complete, correct documents.
- In-house
2 concepts + 5 revision rounds
Included in the fixed fee, across the three phases.
Why it pays for itself
Every hour of planning is aimed at a cost in the build.
Right-sized HVAC
A room-by-room Manual J instead of a rule of thumb: smaller equipment and ducts, better comfort, no short-cycling.
Optimized framing
Lumber ordered from the cut list in the model: less waste and fewer extra runs to the yard.
Tight bids
A complete specification leaves subs nothing to guess at, so there is less to pad.
Fewer change orders
Decisions are made on paper, where a change costs a revision, not a tear-out.
No permit ping-pong
Engineering and energy are done before submittal, so the permit goes in complete.
Three phases
Pay one phase at a time. Sign off before the next.
Concept
- Program meeting, informed by your feasibility check
- Two distinct concepts: floor plan sketch, 3D massing, site placement
- Two revision rounds on the concept you choose
Approved concept and a budget within ±20%
Design development
- Full floor plans, elevations, roof plan and section
- 3D walkthrough and 2–3 exterior renderings
- Structural approach, energy strategy and early HVAC sizing
- Window and door schedule, selections and allowances
- Two revision rounds
Design freeze and a budget within ±10%
Permit documents
- Permit set, engineering, Manual J/S/D and energy compliance
- Material takeoffs, line-item budget, spec book and bid package
- One round of minor changes before engineering is issued
- Plan-review corrections to our drawings, at no charge
Permit documents, bid-ready package and a budget within ±5%
Our guarantees
We guarantee what we control.
Permit-ready
Complete permit documents, ready to submit. If the county asks for changes to our drawings, we revise them at no charge.
Design-to-budget
If qualified bids come in more than 10% over the target budget, and you haven't changed the scope or selections, we value-engineer the design for free. That's a redesign, not a refund.
Fixed fee
No hourly surprises within the defined scope and revision rounds. You know the fee of every phase before it starts.
08 / Your fee
What will your plan cost? Find out in a minute.
Fixed at signing, calculated from your square footage, not a percentage of what your build ends up costing. A percentage fee grows when your build gets more expensive. Ours doesn't.
Third-party costs
Passed through at cost. No markup.
Some work has to come from licensed specialists or the county. We hire, schedule and coordinate them; you pay exactly what they charge. We currently estimate about $10,000–$15,000 for a typical house, and confirm it after the feasibility check.
In the allowance
- Soils / geotechnical report
- Structural engineering (PE stamp)
- Surveyed site plan
- Septic (OWTS) design and test pits, where there is no sewer
- DESC (drainage, erosion and sediment control) plan
- HERS rating, if your energy path needs one
- Wildfire mitigation plan, where the county requires it
Not included
- County permit, plan review and impact fees
- Utility tap fees and line extensions
- HOA design review fees
- Variances, floodplain studies and steep-site civil engineering
10 / Start free
The free Land Feasibility Check.
Before you spend a dollar on planning, we find out what your land allows and roughly what it will cost to build on. For landowners in Douglas, El Paso and Elbert counties who own their land or have it under contract.
Book a free feasibility checkPreliminary research, not a survey, soils opinion or engineering finding. One per parcel.
- Zoning and setbacks
- FEMA floodplain
- Slope, from county GIS
- Wildfire hazard overlay
- Utilities: electric, gas, water or well, septic feasibility
- One site walk with you
- A 1–2 page report: green, yellow or red for each item, a Guesstimator ballpark and your package proposal
11 / Questions
Fair questions.
Planning a shop, garage or barn on its own? We quote those individually. Call us at (720) 645-8252 or use the request form.
Can I take the plans to another builder?
Yes. Once the package is paid in full, the plans are licensed to you to build your home, with any builder. Build with us and 25% of the planning fee comes off your construction price.
How does the build credit work?
25% of your planning fee is credited against your construction price when you sign your construction contract with us within 12 months of permit issuance.
What counts as a revision round?
One consolidated, written list of changes from all decision-makers, sent at once. Two separate emails count as two rounds. Changing the footprint, adding a level, moving the house on the site or changing the size by more than about 10% is a new concept, not a revision.
What if we change our minds after the design freeze?
Then it becomes a change order: our hourly design time plus any engineering and county resubmittal fees at cost. That is why the design freeze is the most important signature in the process.
How accurate is the budget?
It tightens as the design does: within ±20% at concept, ±10% at design freeze and ±5% with the permit documents. Budgets are valid for 60–90 days because material prices move.
What isn't included?
County permit, plan review and impact fees, Utility tap fees and line extensions, HOA design review fees, Variances, floodplain studies and steep-site civil engineering. We point these out early, in the feasibility check, so they are in your budget from the start.
Ready to see what your land allows?
Start with a free Land Feasibility Check: research, a site walk and a written report.