Design-Build
Design-build puts the design and the construction of your home with one company. We design to your budget, price as we design and build what we drew, with one person accountable from start to finish.
Our three promises
Promises are easy to make. These three are built into how we plan, staff and run every project.
Sami Rafeeh, our President, leads your project personally, from the first site visit to the final walkthrough and after you move in.
Construction is finished in under 12 months from the day your building permit is issued. That speed comes from planning.
One contract covers your home from feasibility to landscaping. You never have to coordinate separate architects, designers and contractors.
Design-build vs. traditional
In the traditional route, you hire an architect, take the drawings to builders for pricing, then manage the gaps between them. Design-build puts everyone on one team from the start.
| Question | Traditional route | Oaksmith design-build |
|---|---|---|
| Who you hire | An architect, then a builder chosen by tender | One company for design and construction |
| When you know the cost | After drawings are finished and priced | During design, as decisions are made |
| Who coordinates the team | You, between separate firms | Oaksmith |
| Who answers for problems | Often unclear | Oaksmith, through one point of contact |
| Time to move in | Longer: design, tendering and construction happen one after another | Shorter: pricing, permits and ordering overlap with design |
Already working with an architect? We're glad to build from their drawings, and you still get one point of contact.
The process
Each step ends with something in your hands, so you always know what you're deciding and what comes next.
We talk about your lot, your goals, your timing and your budget. If we're a good fit, we book a site visit.
You receiveA clear next step, with no obligation
We walk the lot and review zoning, setbacks, height and coverage limits, trees, grading, servicing and any conservation authority rules.
You receiveA feasibility summary and a budget range
Layouts and massing designed around how you live, then refined in 3D until the home feels right.
You receiveConcept plans, elevations and 3D views
A line-by-line proposal covering construction, allowances, fees and schedule, reviewed with you item by item.
You receiveYour proposal and build schedule
Construction drawings, engineering, energy modelling and the permit application, plus Committee of Adjustment, tree or conservation authority approvals where your lot needs them.
You receiveYour building permit
Guided choices for kitchens, baths, flooring, lighting, hardware and millwork, on a schedule that keeps the build moving.
You receiveA selections schedule and 3D views of key rooms
Foundations to finishes, managed by Oaksmith, with weekly photo updates and walkthroughs at key milestones.
You receiveWeekly updates and milestone walkthroughs
A full pre-delivery inspection, a walkthrough of every system and a home manual. After you move in, you still call Sami.
You receiveYour keys, home manual and aftercare
The 12-month build
The clock starts when your building permit is issued. This is how a typical 4,500 sq ft Oaksmith home comes together.
Illustrative schedule. Yours depends on the size and complexity of your home and is shared with you before construction starts.
Ordered early
Most delays on custom homes come from materials and decisions that arrive late. These are the typical lead times we plan around.
Design studio
Your home is modelled in 3D with real materials and finishes, so you can walk through it, compare options and decide with confidence.
Every Oaksmith design includes
| Item | Selection and finish |
|---|---|
| Cabinetry | Rift-cut white oak, flat panelNatural matte |
| Island top | Quartzite, 3 cmHoned |
| Backsplash | Handmade zellige tileGloss white |
| Faucet | Single-lever, pull-downBrushed brass |
| Pendants | Linear pendant, 72 in.Matte black |
| Flooring | Engineered white oak, 7½ in.Oiled |
Your decision: confirm the exterior stone sample by Friday.
What's included
One contract, from the first feasibility check to the last plant in the garden.
Questions
No. Design is part of our service. If you already have an architect or drawings, we're happy to work with them.
By settling design and selections before construction starts, ordering long-lead items early, booking trades ahead and requesting inspections in advance. Most delays on custom homes come from late decisions and late materials, and we plan both out of the schedule.
You can. Each change is priced and approved in writing before the work proceeds, and we tell you up front if it affects the schedule.
Yes. If your design needs a minor variance, we prepare the application and present it at the hearing. We'll tell you early if a variance is likely, because it adds time before your permit.
Yes. We walk the site with you at key milestones, and you can book extra visits with us any time. For safety, visits are arranged in advance.
Start here
Book a consultation with Sami Rafeeh. We'll talk through your lot, your plans and your budget, then visit the site.
Book a consultationsami@oaksmith.ca