Complete Design Services


Big renovations can be transformative, not just of the physical environment, but of one’s spirit and well being. Of course your home will be more beautiful and better organized, that’s a given. But it’s more than that. Renovation is a big creative art project – one most people experience only once or twice in a lifetime. So if you’re going all-in, be sure to enjoy the ride, as well as the destination!

Below is an outline of the design process, from soup to nuts. For an overview of typical renovation costs, please click here.


All projects, big or small, begin with an initial consultation. The consultation will help us define a strategy for your renovation or decorating project.


After the consultation, I can assist throughout the process, from drafting floor plans through hanging art. Every client requires a different level of service and may take more or less time to make decisions. Therefore, except for large gut renovations, most design services are provided by the hour, at $225 per hour. Typically, ongoing projects require an average of 3-5 hours per week for the duration. Hours are tracked on a time sheet, and retainers are invoiced at 10-hour or monthly intervals.


Usually, when we do a gut renovation, we are integrating paint color and furnishings selections throughout the process. Decorating services are also offered as a stand-alone service or we can tackle furnishings post-renovation, if you need a breather.


Detailed floor plans and elevations will be produced for your renovation project. A set of plans is the basis for contractor bids and Board review. Drafting for smaller projects is done by the hour. For larger projects, fees are quoted on a project-by-project basis. A set of drawings typically costs $3,000—10,000. If the project requires Department of Buildings (DOB) filing, additional drafting and permit fees will apply.


Before construction begins, you’ll need to make what seems like a gazillion decisions: which tiles, flooring, countertop, faucet, appliances, lighting? Expert advice saves the cost and disappointment of making the wrong choice. I supply an edited selection tailored to your particular design and maintain a library of tile, stone, and counter samples. On large renovations, I maintain a spreadsheet of all choices and color code pending decisions by priority.


I don’t believe in the old-fashioned markup system. Clients pay for the time and expertise involved in selecting, ordering, and trafficking materials. Whenever possible, the client pays the trade price directly to the vendor, to get both the discount and any credit card points.


There is an art to presenting any alteration to the managing agent. When DOB filing is required, a specialized approvals team will traffick your submission through a series of building and agency reviews, as well as oversee paperwork such as contractor insurances, licenses and other required documentation. Simple renovations typically take 4-6 months to gain approvals; more complicated renovations often require 10-12 months.


Once plans are ready, I can refer qualified contractors, matched to your type of project, personality, and budget. I provide a standardized scope of work memo to all bidders, so bids can be compared apples to apples. My contractors have pre-agreed to a standardized contract which covers situations and tasks the average homeowner may not think to include.

Contractor bids are not marked up and One to One Studio does not accept payments or percentages of any kind from contractors. The price they bid is the price you pay. Preparing the scope of work memo for bids, walking contractors through the job site, reviewing and negotiating bids, and drafting the final contract is handled by the hour.


We consider all installations a 3-way partnership between the client, contractor and designer. My role is to ensure the finished product matches the vision we’ve created. Site meetings and emails keep the client informed, even if it’s not possible to be on site. I make scheduled and random site visits throughout construction to check on progress and confer with the contractor, inspect deliveries, and respond to new developments.


Once the dust has literally settled, moving in presents the last challenge. The new space may benefit from editing or rearranging your old furnishings, freshening worn or outdated pieces, or choosing and hanging art in a thoughtful way. In the kitchen, smart organizing makes the most of the new design. To get that HGTV reveal thrill, let us stage your new home for you.