The amount per square foot may vary with the home’s complexity. We base the fees on projects of similar scope and compare the time spent to the size of the home. From that point, it is a simple math formula to develop a per-square-foot price.

Every plan is different and has varying levels of detail, which determine the amount of time necessary to complete a comprehensive set of plans. After the initial design consultation, the designers and project managers meet to discuss the required time frames, which are then communicated back to you, the client.

No, not without a written transfer of copyright. In general, the author holds the copyright, and in this case would be the designer.

The zoning classification for your specific property determines whether a second kitchen is permitted or not. You would have to verify this with your local municipality.

Yes, if certain conditions are met. First, it’s a myth that you can change a certain percentage of the plan or design to circumvent intellectual property laws. The design would have to be cleared by the original designer or exist in the public domain.

There is no set percentage to avoid copyright infringement. Contact the original designer for permission to use the design.

A vision:

• An initial consultation is recommended to learn more about the project’s scope and gather enough information to prepare the design proposal.
• Before the designers can begin, there are questions to be answered that relate to the property.  Due diligence needs to be done to discover the building setbacks, height requirements, existing structures, or utilities, etc.
• We need a current property survey. And depending on the characteristics, you may need a tree and topographical survey.  Additional surveys are required for waterfront properties.
• Communication preferences.  We’ve learned that some clients prefer email contact, and others prefer the telephone.

We encourage you to be as involved as you’re comfortable with being.  We also promote getting involved early in the process.  If you have an interior designer, a landscape architect, or other disciplines, we encourage that team to be built early as well.

The design fee is generally associated with a single use.  We offer additional options for reusing the plan and design.

There are two basic steps to approve a design.  The first step is to approve the floor plan layout, which is referred to as schematic design.  The second step is to approve the design development, which is the finished design process, just before moving into construction documents and engineering.  The space between design and construction documents is where most clients meet with the builder or builder candidates to begin developing a construction budget.  This process helps ensure a successful outcome.

We expect a number of refinements or changes resulting during the normal process of design and have that considered in the project fee.  If additional changes or refinements are necessary to properly communicate the design to the building trades, we’re happy to accommodate those changes at an hourly rate.

The design and construction documents are paid for when the design is completed.  The permitting process is separate and part of the builder’s responsibility.  The builder and the designer work closely together to answer any questions or additional requirements the municipalities may have.

TSG may provide involvement in residential projects during the bidding and construction process if requested (per contract); this is more common in commercial projects.

As it relates to our services, the fees are set in the design proposal.  Any additional fees would be incurred by a change in the original project’s scope and will be discussed with the client before the work begins.  We encourage our clients to meet with their builders or municipality to learn more about what is required to develop their property.

ld observation is an optional service, with expenses discussed upon client request.

A basic location is discussed before the design begins to help establish the full scope of the project.  It is not until the property survey and due diligence is completed that the specific location can be determined.

A current survey is considered less than five years old.  If the survey is older than five years, the client may contact the original surveyor for options on recertification, or they can hire a surveyor for a new survey.

No.  Permitted construction documents are required before work can begin.  Otherwise, potential fines can be incurred from your municipality

Soil borings are holes drilled into your property to a depth necessary to determine the characteristics of the soil and any action required to make the ground suitable for construction.

You are correct. The 2023 Florida Building Code, Residential, 8th Edition draft has been completed. The tentative effective date for the 8th Edition (2023) is December 31st, 2023.

The Florida Building Code is updated every three years and may be amended annually to incorporate interpretations and clarifications.

The review and plan preparation of engineering drawings is a comprehensive assessment the design load requirements (both gravity and wind forces) of the Building Code to specify the appropriate structural bearing elements, connections, and foundation system. We do this to hold paramount the Safety, Health, and Welfare of the public.

Following the devastation caused by Hurricane Andrew in 1992, the review and approval by an Engineer or Architect has been incorporated to help prevent this from repeating. In 2001, the Florida Residential Building Code implemented this requirement.

It is recommended that the engineer be apprised of the design scope of the project as early as possible to provide preliminary recommendations for the structural requirements. However, the full involvement of the engineer in most cases will not begin until after the Design Develop phase with the designer/architect is complete and has been signed off by the owner.

We are the Total Solutions Group and make it our mission to reduce unnecessary time and the cost associated with running around town for other services.

MEP refers to engineered Mechanical, Electrical, and Plumbing services.  Most residences do not require this level of service.  MEP is required for very large homes and commercial projects.  Your designer will know if you require these services in your initial consultation.

We do not have MEP engineer in-house; however, we do partner with some great firms in the area which allows us to include MEP engineering in our plans.

There are a wide variety of Building materials that can be used for a home. Concrete Masonry Units, Wood Stud Framing, (ICF) Insulated Concrete Forms, solid concrete panels, Steel Stud Framing, and SCIPS (Structural Concrete insulated Panels) are the most common.

You as the homeowner of a custom home project can suggest a certain wall type. Then the builder, designer, and the engineer will review the material request and provide feedback as to if it would be the most efficient and economical material for your specific design.

The amount is based on the complexity of the design requirements of the project. We will need to thoroughly review the design scope to assess how much the fee will be. Fees can range between $0.75 to $2.00 Per square foot (total under roof)

Yes, in most cases.  We maintain relationships with builders in various areas and do our best to pair our clients with builders suited for their projects. Ultimately, the builder is chosen by the client and needs to be a good fit for the project and vision.

The due diligence fee is associated with the time necessary to research the project site to learn more about the requirements for design and construction. These requirements include items like building setbacks, height requirements, size restrictions, etc. This research is critical and helps protect the client from unseen surprises

Unfortunately, FDS does not provide home inspection services.  We specialize in production and custom home designs.

This is more of a forensic structural engineering service which unfortunately is not within our scope of work.

Unfortunately, this request is not within our scope of services.

This is more of a forensic structural engineering service which unfortunately is not within our scope of work.