Free Estimate

Free, no-obligation estimate from NP Line Design (CSLB #1105249). Licensed, bonded & insured.

Design Development Process: Step-by-Step LA (2026)

Last Updated: May 10, 2026 · Reviewed by Netanel Presman, CSLB #1105249

Design Development (DD) is the middle phase of architectural design — between schematic concept and construction documents. It's where designs get real: every dimension, every material, every detail. Most LA homeowners underestimate DD. They think it's faster than it is, less detailed than it is, and less critical than it is. This page maps the full DD process and explains why skipping or rushing it costs 5-10x more during construction.

Get Free Estimate Call (818) 600-7492 Text Us

CSLB License #1105249 · A+ BBB Accredited · 12-Month Workmanship Warranty · Free In-Home Estimate

Quick Answer · Total Duration: 8-14 weeks (typical custom home or major renovation)

Design Development takes 8-14 weeks for a custom home or major renovation in LA. Output: dimensioned plans, elevations, sections, primary material specs, engineering directions, MEP locations. DD bridges schematic concept and construction documents. Rushed DD produces costly change orders during build.

Detailed Timeline — Week-by-Week / Phase-by-Phase

Below is the calendar-locked timeline NPLD uses on real LA construction projects. Each row covers the period, the phase, activities, NPLD's checkpoint to verify completion, and one common mistake we see other LA contractors make.

Period	Phase	Activities	NPLD Checkpoint	What Most LA Contractors Get Wrong
Week 1-2	Schematic Approval + DD Kickoff	Schematic design (SD) approved by homeowner. DD scope-of-work signed. Design fee for DD phase ($15-$60K typical custom home).	DD kickoff meeting held. Scope locked.	Modifying schematic during DD — restarts the design phase.
Week 3-4	Dimensioned Plans	Floor plans redrawn at 1/4" scale with full dimensions, door + window schedules, ceiling heights, electrical/plumbing/lighting locations.	Plans dimensioned + reviewed by homeowner.	Skipping homeowner review during DD — surprises at CD phase.
Week 5-6	Elevations + Sections	All 4 exterior elevations drawn with materials called out, windows + doors located, height dimensions. Building sections at key locations.	Elevations + sections reviewed.	Designing elevations without 3D massing study — proportions look off in build.
Week 7-8	Material + Finish Selections	Primary materials selected: exterior cladding, roofing, flooring, cabinet style/door profile, primary countertop, tile, fixtures, paint colors. Spec sheets compiled.	Material selection book signed.	Letting selections slip past Week 8 — long-lead orders delayed.
Week 9-10	Structural + MEP Coordination	Structural engineer reviews framing, beam sizes, foundation type. MEP engineer reviews HVAC zoning, electrical service capacity, plumbing routing. Coordination resolves conflicts.	Structural + MEP directions agreed.	Skipping engineering coordination during DD — conflicts surface in CDs costing weeks.
Week 11-12	DD Drawings 60-70% Complete	Full DD set assembled: site, foundation, framing, electrical, plumbing, mechanical, finish schedules. Detail-level: enough to estimate accurately, not enough to build.	DD set 60-70% complete + reviewed.	Pretending DD is CDs — under-detailed plans cost 3-5x more in change orders during build.
Week 13-14	Cost Estimate + DD Approval	GC produces cost estimate from DD set. Homeowner reviews scope, cost, schedule. DD approved. Project moves to CDs.	DD approved. CDs phase kicks off.	Approving DD without honest cost estimate — sticker shock at CD phase.

Key Milestones + Netanel's Notes

DD Is Where Real Cost Becomes Visible

Schematic design gives you a concept + rough budget range (typically ±25-30%). DD narrows that to ±10-15%. CDs lock the number ±2-5%. Most homeowners are surprised by the cost increase between SD and DD — it's because SD is intentionally rough. NPLD's recommendation: don't sign a fixed-price contract before DD is 60-70% complete. Anything before that is guessing. Anything after that is committed to the dollar.

"Schematic is the dream. DD is the reality check. CDs is the commitment. Most contractor failures happen because clients commit before the reality check." — Netanel Presman, Owner + GC, NP Line Design

Why Material Selection Happens in DD

Material selection (cabinet line, countertop, flooring, tile, fixtures, paint) drives cost more than any other variable. A 1,200 sf kitchen with IKEA cabinets + LVP floor + Caesarstone tops is $35K. The same kitchen with Wood-Mode + hardwood + marble is $180K. Selection has to happen during DD because (1) long-lead orders need to ship before construction starts, (2) cost estimates need real materials, (3) structural can't be finalized without knowing finish weights, (4) MEP can't route around fixtures that aren't selected.

"Clients who pick finishes in DD finish on time. Clients who pick finishes after demo run 4 months long. Every time." — Netanel Presman, Owner + GC, NP Line Design

What Most LA Contractors Get Wrong

These are the patterns we see again and again when LA homeowners come to us after a failed project with another contractor. Each one is preventable — and NPLD prevents them.

⚠️ The 'Skip DD, Go Straight to CDs' Trap

Some architects compress DD into the CD phase to look faster. The result: CDs are produced before key decisions are made, change orders during build pile up, project goes 30-50% over budget.

NPLD's Solution:

NPLD insists on a proper DD phase before CDs start. Homeowner sees the cost. Decisions are made on paper, not in the field. Build phase produces change orders at 5-10% of contract, not 30-50%.

⚠️ The 'Designer Picks the Materials' Default

Some homeowners delegate material selection to the architect to save time. The architect picks materials that maximize design integrity (often expensive) without homeowner alignment on budget.

NPLD's Solution:

NPLD's DD process requires homeowner-architect joint material selection with $-amounts on every selection. Every choice has a cost. Every trade-off is explicit. Homeowner controls the budget.

How NPLD Delivers This — 7 Steps

Step 1 — Schematic approval + DD kickoffSD signed. DD scope agreed.
Step 2 — Dimensioned plansFloor plans at 1/4" scale with full dimensions + schedules.
Step 3 — Elevations + sectionsAll 4 elevations + key sections.
Step 4 — Material + finish selectionsPrimary materials, fixtures, finishes selected.
Step 5 — Structural + MEP coordinationEngineers review + agree directions.
Step 6 — DD drawings 60-70% + cost estimateFull DD set assembled + estimated.
Step 7 — DD approval + transition to CDsHomeowner approves. CD phase kicks off.

Ready to Start Your Project?

Tell us about your design development process project. We'll schedule a free in-home consultation within 5 business days across LA County, give you a fixed-price proposal within 48 hours of the visit, and you decide if NP Line Design is the right fit. CSLB License #1105249.

Get Free Estimate Call (818) 600-7492 Text Us

No fee for the consultation. No pressure. We answer in 1 business day or less.

Frequently Asked Questions

What's Design Development?

The middle phase of architectural design between Schematic Design (concept) and Construction Documents (build-ready). DD takes a schematic concept and resolves every dimension, material, and system into a coherent design that can be cost-estimated accurately.

How long does Design Development take?

Custom home: 8-14 weeks. Major renovation: 6-10 weeks. Minor renovation: 3-6 weeks. Cosmetic work: 1-2 weeks (or skipped entirely). Larger or more complex projects take longer.

How much does Design Development cost?

DD is typically 25-35% of total architectural fees. For a custom home: $20-$80K. Major renovation: $10-$30K. Minor renovation: $3-$8K. Architectural fees overall typically run 8-15% of construction cost.

Can I skip DD and go straight to CDs?

Technically yes, but the result is poorly-coordinated CDs that drive change orders during build. NPLD strongly recommends proper DD on any project over $200K — the cost is paid back 5-10x in fewer construction changes.

What's the difference between DD and CDs?

DD: 1/4" scale, primary materials called out, primary dimensions, primary engineering directions — enough to estimate accurately. CDs: 1/4" scale + detail sheets, every dimension, every material spec, every connection detail, every fastener — enough to build.

Who's involved in Design Development?

Architect (lead), structural engineer (consultant), MEP engineer (consultant), Title 24 consultant, CalGreen consultant, interior designer (if separate), landscape designer (if applicable), homeowner (key decisions). GC may consult on constructability.

Can NPLD do design-build with DD integrated?

Yes — NPLD offers design-build with our architectural partners. DD is fully integrated with the GC (us) so cost feedback is immediate, constructability is checked from Day 1, and material selections are coordinated with our trade partners. Most efficient delivery method.

Construction Document Process Custom Home Build Timeline Architectural Design Services in LA Full Home Renovation Timeline Free Design Consultation

Netanel Presman

Founder · CSLB #1105249 · 200+ Projects

“Standard LADBS plan check for an LA home renovation is 8-16 weeks. Expedited review costs $500-$2,000 extra and runs 10-20 business days. Hillside, coastal, VHFHSZ, and historic-overlay properties add 4-12 more weeks. The single most common cause of plan-check delay we see is incomplete soil reports — LADBS has been requiring them for almost any foundation work since 2024, and most submittals still miss it.”

Pro Tip

Design development is the phase where 80% of LA renovation budgets get blown. Mistake: owner makes 6-10 design iterations between schematic and construction documents. Each iteration adds 1-2 weeks + $1K-$5K of architect time. The fix: lock to 2-3 design iterations max. We use a Decision Lock Sheet signed at design-close listing every cabinet, every fixture, every paint color, every appliance. Changes after lock = written change order with explicit cost. Our design-development phase averages 6-10 weeks vs industry 12-20 weeks. Compresses total project by 1-3 months.

Author & Contractor of Record

Netanel Presman

Founder & Licensed General Contractor · Since 2016

CSLB #1105249Licensed B-General BBB A+ AccreditedZero complaints

EPA RRP CertifiedPre-1978 lead-safe

Bonded & InsuredGL + WC on every job

Page last updated: May 11, 2026Published by NP Line Design Inc

Call (818) 600-7492