A clear design & build process—from first sketch to bid

Consultation & project fit

We start with a real conversation: what you want to build or renovate, where the property is, how you live, budget comfort, and timing. Boutique capacity means we are selective—if we are not the right fit or not available for your window, we will say so early.

This step protects both sides. You should not pay for design momentum with a builder who cannot deliver the attention the job deserves.

Initial design fee → floor plan & elevations

When design is needed, work begins with an initial design fee. That fee is specifically for developing the early architectural direction you can understand and react to:

• Floor plan — room relationships, flow, dimensions at a level you can evaluate lifestyle and function
• Elevations — how the home reads from the outside: massing, openings, character, and curb presence

This is not the full permit set yet. It is the decision layer: Does the layout work? Does the exterior direction feel right? Are we solving the right problems before spending on complete construction documents?

Owners who skip this step often pay twice—once for drawings that never quite fit, and again to fix them under construction pressure. The initial design phase is where we prevent that.

Architect quote for the full plan set & engineered drawings

Once the floor plan and elevations are in good shape, we obtain a clear quote from an architect to complete the full plan set and the engineered drawings required for permitting and construction.

That full package typically includes the documentation trades and building departments need: detailed plans, structural engineering, and the supporting sheets that turn a concept into a buildable, bid-able project.

You will know what the architect path costs before you authorize that work. No vague “we’ll figure engineering out later” surprises. The goal is a complete, professional set—not sketches that leave major decisions to the field.

Complete plans, then we assemble the bid

With a full plan set and engineered drawings in hand, we move into pricing with confidence. Bidding against incomplete drawings is how budgets get fictionally low and then explode. We bid when the documents support real trade numbers.

The bid is a structured package—not a napkin number. It reflects the scope in the plans, clarified assumptions, and the cost reality of building well in coastal Florida (logistics, materials, and quality standards included).

Already have plans? Jump to bidding

If you already own a complete plan set, we can start the bidding phase directly. We still review the drawings carefully—scope gaps, coastal detailing, and constructability—but you do not need to redo design simply to work with us.

Bring what you have: architectural plans, engineering, surveys, soils if available, and any selection notes. The cleaner the set, the faster and more accurate the bid.

Bidding phase: about 30 days at most

The bidding phase is thorough by design. We work through the plan set with trade partners, confirm scopes, and assemble pricing you can actually use to make a decision. In most cases this takes about 30 days at most—not endless delay, and not a rushed number that falls apart later.

During this phase we are not only collecting prices; we are stress-testing the documents. Where drawings need clarification, we flag it. Where options could change cost meaningfully, we surface them so you choose with eyes open.

Permitting can start during bidding

Time matters. When appropriate, permitting can begin during the bidding phase so approval work and pricing work run in parallel rather than strictly one-after-the-other.

That overlap can protect your overall schedule—especially on coastal and municipal projects where review time is real. We coordinate what can be submitted, what must wait for final selections, and how to keep the path clean with the building department.

After the bid: compare freely—you own the plans

When bidding is complete, you have a clear proposal grounded in documents. At that point, customers have the option to get other bids. We do not treat that as disloyalty; we treat it as normal due diligence.

Most importantly: the customer owns the plans. We do not hold drawings hostage. Your documents are yours to use, compare, and move forward with—whether that is with Paul Anthony Design & Build or another builder.

That policy is deliberate. Trust compounds when owners are free to choose. We would rather win work because the process, price, and partnership make sense—not because your plans are locked behind a wall.

Agreement & build

If you move forward with us, we finalize contract scope, schedule framework, and communication rhythm. Construction proceeds with owner-led oversight—the same principal attention that guided design and bidding, not a handoff to a revolving field team.

Throughout the build, the early investment in clear drawings and honest bidding pays off: fewer “nobody priced that” moments, better trade coordination, and a calmer path to completion.