Phase 1: Planning and Budgeting
Data Collection: For commercial projects, this step is called a Master Plan, and it differs in detail from residential projects. For residential projects, we recommend that owners document their requirements, such as the number of bedrooms, workspaces, or preferred special features (e.g., under-ceiling storage), along with accompanying images to help us accurately survey the space and create a plan. Include various house styles, such as detached houses, single-story houses, and modern houses. Specify the house's components, including relaxation areas, workspaces, swimming pools, gardens, and any practical design tricks you've seen and liked, such as three-way sliding doors and under-ceiling storage. Collect images of interior and exterior homes you like. After that, contact us for a consultation. We will then conduct a site visit to provide an initial assessment and determine the most suitable plan.
Reasonable Budget: We create budgets using a per-square-meter price breakdown by function (e.g., kitchens have a higher price per sq.m. than bedrooms) to give clients a realistic overview of costs. For home construction projects, we estimate whether a Type A, Type B, or Type C design is most suitable. The overall cost per sq.m. for the entire project is calculated by dividing the total budget by the project's total square meters.
Design Fee: After receiving the budget, we will quote the design fee, which will be between 3-5% of the budget. For house construction, we have a promotion where the design fee can be deducted from the construction cost. The design fee will cover all necessary work, including layout creation, 3D modeling, realistic renderings, and construction drawings. However, the design fee does not include the cost of obtaining building permits and demolition fees, the cost of a supervising engineer (for buildings larger than 300 sq m), the cost of a structural design engineer, the cost of an architect signing the building permit certification, and soil surveys. The total cost of these is approximately 50,000 – 100,000 baht, depending on the size of the house. We have staff to handle all the permit application processes. Drawings included in the construction phase costs but not included in the design fee include material specification drawings, shop drawings for finishing work, and as-built drawings for systems and structural work.
Phase 2: Architectural and Engineering Design
Concept Design: The space is divided into four types (circuit areas, primary areas, secondary areas, and open spaces) to achieve functional space management. Designing according to these conditions will yield the best possible space management methods, aligning with both anticipated and unforeseen needs of the building. Once developed, this will be adapted into the building's layout.
Visualizing Your Dream: Developing from layout and mood & tone to 3D and perspective renderings so the project owner understands the design before starting work. The interior may not be detailed yet, just a preliminary design. The exterior will be designed in detail later. Afterward, the 3D model will be used to create a perspective rendering. Video may also be used, but it may not be as realistic due to the high cost and lack of necessity. The final stage of the project involves architectural and engineering design before a detailed interior design is created. Interior Design Interior perspective rendering is many times more difficult than exterior design because it requires defining many details, controlling lighting, shadows, surface textures, and the intricate molding of various components. Creating a realistic rendering that matches the desired design is not easy; it can't be generated using AI. This design process requires considering how all elements will be constructed. Therefore, this is the final design step, once most elements are fixed. Constantly adjusting based on the exterior design or column and beam positions is very complicated. The interior perspective rendering process also includes defining ceiling designs, lighting, and air conditioning.
CAD for Construction Once the 3D and exterior drawings are approved, our architect will create construction drawings. This includes determining the column and structural positions to align with the 3D drawings. This is then sent to the structural engineer to design the internal structural components as specified by the architect, such as the required reinforcement steel and concrete cross-sectional dimensions. Modifications to load-bearing column or beam positions may be requested, while minimizing the impact on the 3D drawings. Finally, the architect incorporates this information into the construction drawings. The CAD for construction drawings will include details of doors, windows, and basic bathroom layouts, specifying pipe locations. Structure Engineering Structural engineers work in conjunction with the architect as described above. They are responsible for necessary design modifications due to site issues such as soil problems, pile placement issues, and construction errors requiring supplementary design changes. While the structural engineer collaborates with us, the hiring is direct from the homeowner. Typically, we select the engineer due to warranty coverage. Structural engineers typically work independently, participating in individual projects for various companies. They possess a broader range of experience than employed corporate engineers who oversee projects.
CAD for Shop Drawings This will be divided into two parts. The first part involves creating shop drawings before signing the contract. This will include electrical drawings, ceiling drawings, bathroom drawings, and floor plans specifying the locations of built-in and freestanding units. The second part will be shop drawings of the interior after the structural work is completed. This will involve taking actual measurements on-site and detailing interior cabinets, including heights for practical use. Adjustments will be made for the client and designer to review based on actual dimensions and feel—whether it's too wide, too narrow, too tall, etc. Structural Calculation Drawings Once the construction drawings are complete, the structural engineer will summarize all structural calculation drawings to be used in conjunction with the drawings for permit applications and for our work.
Phase 3: Preparation and Obtaining Construction Permits
Legal Permits & DocumentationDemolition PermitsRegulatory Compliance: By law, demolition permits are required for existing structures over $250\text{ m}^2$, houses within 2 meters of property boundaries, or home extensions.Foundation Survey: Professional demolition plans allow us to identify old pile locations beforehand. While old piles cannot be removed, we can design "double-piling" foundations to bridge over them, ensuring the new structure remains stable.Local Coordination: To ensure a smooth and fast process, we often facilitate coordination with local district-recommended architects for the demolition phase.Construction Permits & Legal StandardsStrict Adherence: Every document submitted must comply with a complex web of building codes, ministerial regulations, and local environmental laws.Land Deed Accuracy: We ensure building setbacks (setback distances) are calculated based on official land deeds, even when physical site conditions differ from outdated government records.Integrity & Risk Management: Our priority is to build legally and avoid significant violations. This protects homeowners from construction halts due to neighbor complaints or local government intervention.Professional Licensing & Utility SetupCertified Experts: All submission documents are certified by licensed architects and engineers, typically ranging from Associate to Senior levels (Professional Level), suitable for residential to large-scale projects.Full-Service Management: We provide end-to-end management for all permit stages, including the preparation of documents for temporary water and electricity connections during construction.Home Loan Support: For clients seeking bank financing, we ensure construction permits are valid and updated, as banks require a 1-year permit validity to approve and maintain loan status.
BOQ and Fair Contract: Prepare a Bill of Quantity (BOQ) with clearly specified specifications, along with a flexible and fair standard contract. BOQ stands for Bill of Quantity. It's a compilation of material costs, construction materials, and labor costs for the job, which the contractor is responsible for preparing. The BOQ is derived from the drawings, but not everything shown in the drawings is included. References to the drawings are necessary; for example, if it specifies painting 350 sq m of walls, it refers to the walls as referenced in the drawings, not walls elsewhere. Some necessary parts will include brand and material specifications in the BOQ, which may not exactly match the drawings. The BOQ will adhere to the brand and specifications; the drawings are for reference only. For example, if the drawings specify plywood cladding for the walls, but the BOQ specifies Plaswood cladding, it must be as stated in the BOQ. Often, the details of finishing work are complex, and some parts may not match the drawings and the BOQ. The contract will have a standard template that we use, but we are flexible and allow clients to request modifications to the contract details (example contract). However, the main principle remains a fair contract for both parties. Other Companies or Contractors To complete a house, it's often necessary to hire other companies or contractors to work on it, as this involves costs and maintenance. We will recommend contractors for every job, but homeowners can also find their own. This off-contract work includes work by other companies or contractors, and additional tasks such as pest control, landscaping, waterproofing, CCTV systems, air conditioning systems, curtains, window film, and wood flooring. Many electrical appliances and equipment will be installed and serviced by the supplier company. Why are additional tasks necessary? There will be questions about why not include all tasks in the initial contract to avoid additional work. Let's break it down into 3 cases: 1. Additional work where the upfront cost might be too high. This includes earthmoving on and off the construction site, repairing damage to shared fences, road repairs, and repairs to public areas. In this case, there will be questions about why the contractor isn't taking responsibility for damage to public areas. This needs to be considered on a case-by-case basis. For example, a road that is already in poor condition and prone to collapse will inevitably be damaged when concrete trucks and other vehicles drive on it. Subsequent repairs will be necessary. Or, in the case of public drainage pipes, excavating for connections before the actual work is done makes it impossible to predict the problems or difficulty of the connection. 2. Additional work that was missing from the initial design or was added to later. Case 1 includes piles and foundations. 1. Adjustments must be made according to the actual site conditions. Case 2: Sometimes due to design errors. In this case, we will not charge the client for the erroneous work, but work done according to the new design will be charged. Case 3: Not specified in the design, usually left omitted for later calculation upon site inspection, such as adding bumper trim, correcting corners, adding skirting boards, changing the type of surface covering material, etc. 3. Additional work due to warranty conditions different from other work in the contract. This includes exterior area improvements such as building a gazebo, constructing a driveway, building a drainage ditch, or constructing a fence. Since such work does not involve engineering design, a perfect design would be prohibitively expensive, and some are semi-permanent.
Home Construction Loan: If you need a loan to build a house, you would apply for it now, once you have the building permit. Homeowners have many options for obtaining loans from both public and private banks. One important condition for a loan is the renewal of the building permit, as it's valid for one year and must be renewed at least once before completion. There are many loan options available; if you have good credit and no land ownership issues, you can obtain loans from various sources. Some banks will separate loans for construction and renovation; in that case, you can split the loan into two contracts. Regarding the land, it's recommended to check for any access issues before starting the design phase. This means that while a road might appear in reality, the land might still belong to someone else in the documents. Resolving any disputes before beginning the design process could pose problems with the loan application.
Site Preparation: Demolition of old houses, fencing for dust/noise control, and provision of temporary utilities for construction work. Soil Testing Soil testing costs will be incurred before the contract is signed. Normally, soil testing is done at only one location for residential projects, except for very large houses which may have 2-3 points drilled at 17,500 THB per point. Soil samples are collected in cylinders at intervals, from the surface down to a depth of 30-35 meters. The test results will be used to calculate the depth of each type of pile and its load-bearing capacity, providing a safety factor of 2.5 times. Soil test results are only a contributing factor in decision-making. If, during actual drilling, poor soil layers or water are encountered, the method or depth must be adjusted. This must be done according to professional standards and cannot be assessed based on the experience of any contractor or anyone else, as this is a crucial aspect of house construction. Any mistake will lead to long-term problems. Old House Demolition We include this service in the contract because the steps before and after house demolition involve many tasks, including fencing for sound and dust control, installing temporary water and electricity, building temporary toilets, constructing accommodation for workers, demolishing old foundations, and preparing the soil for the movement of cranes into the area. Demolition without a demolition permit is not permitted. Problems can arise when complaints about noise pollution occur, and complaints are inevitable. There are more noisy people than you might think. Some households that used to share food peacefully are now doing so. However, since we have a demolition permit, we have the legal right to proceed. Pile Foundation Planning After the demolition is complete, we will lay out the pile foundations on the actual site. This part requires considerable expertise, a thorough understanding of both engineering and architecture, and an understanding of the client's actual needs. This is because the actual site area may not perfectly match the land title; there's a possibility of tilting or discrepancies in dimensions. We must position the house as optimally and accurately as possible.
Phase 4: Construction and Systems
Structural & Core Construction Foundations & Piling Precision Control: We strictly monitor piling alignment, center points, and depths to ensure absolute structural integrity. Geotechnical Coordination: Our team works closely with soil and structural engineers to verify that the soil conditions at the designated depth are optimal for the pile tips. Structural Framework Strict Blueprint Adherence: Our specialized teams follow engineering designs with zero deviations to ensure consistent quality. Logistics Expertise: We plan concrete pouring meticulously. For narrow sites, we utilize "Mini-Pumps" and specialized concrete mixes to ensure a seamless build even in tight spaces where large cranes cannot reach. Roofing Excellence 3D Digital Modeling: After welding the beams, we create a 3D model to calculate the exact dimensions for the ridges and rafters, allowing for a maximum margin of error of only 1 cm. Leak Prevention: We ensure the roof pitch perfectly matches tile specifications. When the angle is correct, the tiles prevent leaks naturally without relying solely on sealants. Modern Systems: We primarily use Clip-lock Metal Sheets with PU foam and recommend installing "Walkways" for easy maintenance of solar panels or exterior painting. Masonry & Plastering Cracking Prevention: We utilize steel mesh on concrete lintels and reinforce all joints to ensure maximum adhesion. Proper Curing: Interior walls are plastered first and water-cured daily for at least one week to reduce alkalinity and prevent future paint peeling or cracks. Exterior Protection: Exterior plastering includes expansion joints (grooves) as specified in the design to accommodate thermal expansion. Boundary Walls & Fences Integrated Foundations: To optimize space and machinery usage, fence foundations are typically constructed alongside the main house. Stability Design: We utilize double-pile systems (compression and tension piles) for boundary walls and high-quality "Micropiles" for the main driveway entrance to ensure long-term stability.
MEP Systems & UtilitiesElectrical & Lighting SystemsConduit & Wiring: Electrical conduits are embedded in walls before plastering and routed along beams to the Main Distribution Board (MDB) according to the Load Schedule.3-Phase Power: We manage the transition to modern 3-phase power systems, coordinating with utility experts to ensure international safety standards.IoT & Smart Home: Lighting, switches, and internet/IoT setups are finalized after power is fully connected to the house.Sanitation & Water SystemsPrecise Piping: For the 2nd floor, we use "Coring" (drilled holes) and Non-shrink cement to ensure exact positioning and 100% leak prevention.Rigorous Testing: All bathrooms undergo a "Water Ponding Test" for waterproofing, and water pipes are pressure-tested to detect any leaks before finishing.Water Supply: We handle the installation of meters, backup tanks, and water pumps, including specialized water filtration systems if required by the design.Anti-Termite SystemPipe Reticulation: Anti-termite pipes are installed along the ground beams before backfilling, equipped with spray nozzles for long-term protection.Efficiency: This built-in system allows for easy chemical refills, preventing the need to drill into decorative flooring in the future.Air Conditioning & SecurityAir Management: Installation of air conditioning units, compressors, and ERV (Energy Recovery Ventilation) systems to combat PM2.5.Security: CCTV systems are strategically installed alongside lighting fixtures during the final utility phase.
Interior Finishing & FlooringTile Mastery: Bathroom tiles are installed only after the walls are perfectly squared, pipes are checked, and waterproofing is complete to ensure a flawless finish.Floor Leveling: We precisely adjust floor levels to accommodate different materials, such as 3cm thick solid wood or 12mm laminate, ensuring a seamless, level surface throughout the house.Ceiling & Lighting: Ceiling structures are installed alongside all overhead utilities (CCTV, LAN, AC pipes) before being sealed and painted with specialized oil-based primers to prevent bubbling.Exterior & Structural DetailsAluminum & Glass: Windows and doors are installed after exterior painting; we use concrete moldings to cover silicone joints, providing a durable barrier against sun damage and leaks.Exterior Painting: Our multi-step process includes skim coating, anti-fungal priming, and detailed crack repairs before the final topcoat is applied.Fencing & Entrances: We utilize Micropiles for driveway entrances and reinforce fence foundations during the main structural phase to ensure long-term stability.Interior Design & CabinetryCustom Built-in Furniture: Built-in works begin after glass and aluminum installations to optimize costs and site management, ensuring each piece is tailored to the actual site dimensions.Interior Painting: Final painting is performed in stages, with the last coat applied only after all electrical switches and lighting fixtures are installed to ensure a pristine finish.Handover & Final CleaningAs-Built Documentation: Our architects conduct a final survey of all systems and structures to provide you with accurate "As-Built" drawings of your completed home.Final Touch-ups: The last stage includes installing wallpaper, shower glass, railings, and mosquito screens, followed by a thorough functional check of all fittings.Professional Cleaning: We perform deep cleaning to remove all construction debris, paint splatters, and protective stickers, ensuring the home is free of permanent stains before handover.
Phase 5: Handover and Warranty
Final Preparations & Moving InProfessional Cleaning AdviceIn-House Deep Cleaning: We provide a thorough initial cleaning to remove construction debris, paint stains, and protective films.Caution on External Services: We do not recommend hiring general cleaning companies immediately, as inexperienced staff may accidentally damage specialized surfaces or fittings.Specialized Window Care: For high windows or complex glass, we suggest hiring dedicated glass cleaning specialists under the owner's supervision.Moving-In Strategy: A final light cleaning is best done after moving your belongings in, as the move-in process itself often creates new dust.Curtains & Soft FurnishingsTrial Period: We recommend living in the house for a short period before selecting curtains or blinds.Optimal Selection: Experiencing the actual light and atmosphere of each room first will help you choose the most suitable window treatments.
Peace of mind guarantee: 1-year warranty on general work and up to 15-year warranty on structural work.
Post-occupancy services: We offer advice on home maintenance and ongoing repair services at cost price.
Home Maintenance & Care Guide Daily Care & Cleaning General Surfaces: Most custom-built areas can be maintained simply by wiping with water, as materials were selected based on your specific needs. Bathroom Fixtures: Standard bathroom cleaners can be used for metal-coated appliances and fixtures. Glass & Mirrors: For a streak-free finish, glass surfaces can be cleaned using standard glass cleaner and newspaper. Laminate Surfaces: For tough stains on laminate, a car wax cleaner (like Carglo) is highly effective for removal without damaging the surface. Long-term Maintenance Sealants & Joints: Expansion joints and sealants may crack over time due to weather changes; these should be removed and resealed with high-quality silicone or specialized sealants. Exterior Painting: We recommend repainting the exterior every 5 years to protect the plaster surface. Doing this regularly reduces costs as there is no need to strip old paint. High-Access Work: For high-rise painting, we utilize specialized rope-access teams (abseiling) instead of scaffolding to significantly reduce costs. Allsenses After-Sales Service Technical Support: For difficult maintenance tasks, such as changing light bulbs in high-ceiling voids, you can always contact our team for assistance.