DESIGN • BUILD • DECORATE

STEP 2:

Buildings are built to extract emotions of awe; they’re not designed for their looks.”

— ANA GABRIELA LOAYZA

HARVARD GRADUATE SCHOOL OF DESIGN

Modern kitchen interior with high-end finishes, representing AP Destinations' commitment to quality and functionality.
Cozy and stylish living room interior, showcasing AP Destinations' approach to luxurious property design.

There are two design approaches: interior decorating, which focuses on cosmetic updates without major changes, and design-build, which involves structural or intrusive aesthetic upgrades.

To create a standout, 5-star experience for guests, be realistic about your design capabilities within your timeframe. Hiring a professional, whose style suits your targeted demographic can maximize your home’s value and ensure a profitable investment.

For significant renovations, start by selecting a reliable design-build team early. Share your vision with them so they can evaluate feasibility, provide a detailed estimate, and plan for time and labor requirements. 

Click Here to connect with our design team, see an example style guide and read about their importance. We also will introduce you to a helpful design-build software.  

2b. Schedule Architectural & Engineering Services

ARCHITECTURE

Renovations may require adjustments to the home's structural integrity. To ensure safety and meet city inspection standards, we might need to consult a state-licensed architect for design approval.

ENGINEERING:

During the inspection phase, identify and avoid replacing costly equipment and major systems early in the home-to-rental conversion. Any significant issues with these components should be detected during inspection and negotiated with the seller to ensure you receive the home's true value.

  1. Plumbing/Septic

  2. Electrical 

  3. Heating

  4. Ventilation

  5. Air Conditioning

  6. Rainwater Management

Hands holding architectural plans, symbolizing the start of the design process for investment properties.

2c. Obtain Building Estimates

In the contracting world, many new jobs come from referrals, but it's essential to get at least three estimates for renovation work rather than relying on a single referral.

Project management of a renovation requires skills beyond quality craftsmanship. As an investor, ensure the contractor provides detailed estimates covering labor costs, hours, materials, and profit. Avoid contractors who can't provide this detail or are unwilling to give a precise estimate. Click Here to learn more about Houzz Pro’s estimate tools or use our basic estimate template. 


Additionally, require a contract with clauses that ensure workmanship quality and an estimated timeline. Include provisions to adjust the scope of work for unforeseen issues, rather than accepting vague statements like “We'll see when we break into the wall.” 

Selection of design samples, including tiles and fabric swatches, used for sourcing materials in AP Destinations' projects.

2d. Source Materials

Balance material quality with your budget. Use high-quality materials in high-traffic areas, such as a game room in a ski cabin, but opt for standard materials where the return on investment is lower. For example, a ski cabin may not need a top-of-the-line AC unit if it's seldom used in summer. 

Request a detailed bill of materials from the contractor and inquire about additional costs for items like glue, roofing paper, and gutters. Contractors might also charge for material delivery. Respect their business and remember that no work beyond the estimate should be free. Click Here for an example of how Houzz can help organize your material and design sourcing. 

2e. Build

This is the exciting phase where your dream home comes to life and you see your hard work pay off. You'll need to handle minor crises along the way, but with careful planning and a financial buffer, the effort will be worth it.

Focus on efficiency and ensure the contractor manages critical path steps effectively. For example, in bathroom renovations, complete plumbing inspections before installing the vanity or tiling to avoid costly rework.

Click Here for a link to Houzz Pro’s project management tools and our basic project timeline excel sheet. 

Ladder and painting supplies in a room under renovation, representing the build phase of property investment with AP Destinations.

2f. Decorate

Build a brand identity that creates a very memorable experience for your guests.

Bright and stylish bedroom interior designed by AP Destinations, focusing on luxury and guest comfort.

If you're not confident in achieving a high-level decor experience yourself, we recommend hiring a professional decorator. Good decorating is an art that captures your vision and enhances guest experience through fine accents, textures, and cohesive color themes in each room. Click Here to connect with our decorator as well as see the list of recommended furnishing and decor resources.

2g. Buy Guest Necessities

Start with a basic list of essentials similar to your current home, which you can mostly purchase off Amazon. Depending on the major attraction of the home, invest in key items that enhance guest experiences. For example, homes where backyard barbecues are a staple, a top-notch set of barbecue utensils, durable attractive serving dishes, and a well-equipped serving station can significantly elevate the experience for guests who enjoy outdoor cooking. 

As the home takes shape, envision yourself using the space. If possible, spend a weekend there before listing it for rent. This will help you identify practical needs, like extra blankets or rearranging the kitchen, balancing beauty with functionality for a better guest experience. Click Here to see our guest necessities list. 

Have Any Questions?

Reach out anytime about the design, building, or decorating process. Our team is here to help every step of the way!