Full Design Service
Your vision, built from scratch.
Plans that work before you build.
We design complete residential plan sets tailored to your site, lifestyle, and goals — ready for structural review, permitting, and breaking ground.
In custom home construction, change orders typically add 5–10% to total project cost. On a $1.2 million build, that translates to $60,000–$120,000 in additional spending — usually without adding any square footage to the home. Starting with a complete, thoughtful design plan is the most cost-effective investment you can make.
Concept Design
Approx. 3–5 weeks
The strategic and spatial decisions that determine whether your home works. Ideal for clients who want a clear design direction before committing to full construction documents — or who will hand the concept to an architect or contractor to develop further.
- Preliminary site plan with basic setbacks
- Floor plan showing room sizes and flow
- Elevations — 2D exterior views of all four sides
- Roof plan — overhead view of hips, ridges, and valleys
- Basic 3D renderings for volume and massing
Can be handed to an architect, contractor, or structural engineer as a design foundation. Does not include structural engineering or a licensed stamp.
Full Plan Set
Approx. 6–12 weeks
Most complete
Everything in Concept Design, plus complete design documentation your structural engineer or architect can work from directly. Ready for structural review and permitting once engineering is complete.
Includes everything in Concept, plus:
- Fully dimensioned construction floor plans
- Window & door schedules with sizing callouts
- Building sections showing floor-to-ceiling heights
- Exterior material specifications
- Electrical & lighting layout per residential code
- Interior elevations for kitchens and primary bathrooms
- Reflected ceiling plans
- Foundation & framing layouts
- Construction notes for builder adherence
Structural engineering is not included. Depending on your jurisdiction, a licensed structural engineer or architect may be required to review and stamp the plans before permitting.
*Note: Conceptual Plan Sets and Full Plan Sets are Construction Design Packages that may require final review and certification/stamp by a local engineer or architect for permit submission and approval.
Interior Design & Selections — available as an add-on
Want us to guide finishes, fixtures, and material choices through your design and build? Interior design and selections guidance can be added to either plan set as an extended scope. Priced per project.
Permit requirements vary
How we scope your project based on where you're building. Before starting a Custom Plan Design engagement, we recommend confirming what your local building department requires. Here's how we typically approach each scenario.
01 — No stamp required
We deliver a design-complete plan set ready for permitting and construction. This is the most common scenario for many residential projects.
Most straightforward path
02 — Structural engineer's stamp required
We deliver the design plans. Your structural engineer reviews and stamps the structural elements as a separate, parallel engagement. Engineer fees typically range from a few hundred to a few thousand dollars depending on complexity.
Parallel engagement, modest added cost
03 — Licensed architect's stamp required
We handle concept and design development — the layout, site response, flow, and exterior design. A licensed architect then takes those decisions and produces the final permit-ready drawings. This typically costs less than full architectural fees because the architect is producing documentation rather than originating the design.
Best outcome, lower total cost than architect alone
Not sure which scenario applies to you?
Bring whatever you know about your local permit requirements to your initial consultation. We'll help you think through the right path and scope the engagement accordingly.
Who this is for
Four ways clients come to us.
01
Starting fresh
You have a site, a budget, and a vision — but no plans. We develop a full plan set from the ground up, designed around your goals and how you want to live.
02
After a Plan Review
Your existing plans were reviewed and the feedback revealed more than minor tweaks. We take the findings and develop plans that actually work.
03
After a Strategy Session
Your strategy session gave you a clear direction. Now you need the plans that reflect it. We translate your session outcomes into a design-complete plan set, ready for structural review and permitting.
04
Existing plans that need a full rethink
You have plans — but they're not working. The layout is off, the flow is wrong, or the design doesn't reflect how you actually live. We start from what you have and develop something that does.
Our approach
How we think about design.
Every project starts with understanding how you live, what your site demands, and what the people using the space actually need. The studies below illustrate our design methodology across different project types and contexts.
These are exploratory design studies developed to demonstrate our approach — not built projects.
Concept Study 01
Big Sur Vacation Home
A modern coastal retreat designed around light, mood, and terrain. Illustrates how a home transforms through material contrast, spatial rhythm, and integration with a challenging hillside site.
- ·Hillside integration with setback compliance
- ·Flat roof aligned with industrial-modern goals
- ·Panoramic floor-to-ceiling windows
- ·12' ceilings balanced with intimate 9' zones
- ·Speakeasy-style lounge tucked beneath the main level
Concept Study 02
Residence for a Neurodiverse Family
A luxury home designed around sensory integration — balancing spaces for entertaining with zones for retreat, calm, and individual comfort. Illustrates how design can actively support how each family member experiences their home.
- ·Central tree as biophilic anchor
- ·Water mirror at entry for calming transition
- ·Acoustic separation through material selection
- ·Lighting tuned for sensory comfort
- ·Each bedroom designed around its occupant's needs
Ready to get started?
Tell us about your project. We'll follow up within 2 business days with a custom proposal.
“The guidance and support InCollab provided throughout the process — from recommendations in design, selecting materials, and the relationship she maintained with my contractors — was outstanding.”
Nicolle M.Homeowner · Drafting & Design
“I keep coming back to InCollab Designs for my investment properties. They understand what works for builders and investors, and the plans they deliver are ready to build.”
Johnathan McClainBuilder, Developer & Investor · Drafting & DesignFrequently Asked Questions
Common questions about custom plan design
How long does the custom plan design process take?
Timeline varies by project scope and complexity. After reviewing your brief, InCollab Designs will provide a proposed timeline along with your custom proposal. You are involved at every milestone, so nothing moves forward without your approval.
How is pricing determined for a custom plan?
Every project is scoped individually. Pricing is based on the complexity, square footage, project type, and scope of deliverables. After reviewing your project brief, InCollab Designs will provide a custom proposal with a clear breakdown before any commitment is required.
What do I need to have ready before submitting?
The more context you can provide, the better — site surveys, lot dimensions, local zoning requirements, inspiration images, and any existing plans or sketches all help us scope your project accurately. You can upload supporting documents via Dropbox after submitting.
Can I start with a plan review or strategy session before committing to custom design?
Absolutely. Many clients begin with a plan review or strategy session to clarify their direction before investing in a full custom plan set. If you already have a plan review or session on file with InCollab Designs, your existing project context carries over.
Does InCollab provide structural engineering plans?
No. InCollab Designs provides residential design plan sets — floor plans, elevations, and design documentation. Structural engineering plans require a licensed structural engineer and are not included. Some municipalities require a stamped set from a licensed engineer or designer for permit submission. We recommend confirming your local permit requirements before submitting for permitting.
Can InCollab Designs create plans for investment properties and ADUs?
Yes. InCollab Designs works with investors, builders, and developers to create plans for single-family homes, investment properties, additions, and ADUs. We understand the efficiency and buildability requirements that matter in investment scenarios.
Is interior design included in a custom plan set?
Interior design and selections guidance are available as an extended scope. If you want InCollab Designs to guide finishes, fixtures, and material choices through your design and build, that can be added to your project. It is not included in the base plan set.
Why work with you if I still need an engineer or architect to certify the plans?
Because design and certification are different jobs. We design the plans — the layout, the flow, the strategic decisions that determine whether the home works. Certification is a separate step that happens after the design is complete, and the requirements vary by jurisdiction. In some jurisdictions, only a structural engineer's stamp is required. In others, a licensed architect's stamp is also required for permit approval. Neither role is designing the home; they're verifying it meets engineering and code requirements. We recommend confirming your local permit requirements before deciding how to scope your project, and we'll help you think through the right path during your initial consultation. Either way, the certification stage is a small fraction of total project cost. The design work is the substance — and it's where most homes are made or broken. You're not paying twice. You're paying for separate professional services that combine to produce a successful project.
How many revision rounds are included in the design process?
Revision rounds depend on your project scope and agreement. We discuss revision expectations during the proposal phase so you know exactly what's included before starting. Major scope changes after kickoff may affect timeline and pricing.
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