THE INVESTMENT

We help identify and assess suitable candidates. You appoint the project manager directly before the Living Brief is complete, so the creative direction develops alongside a team prepared to deliver it.

2–4% of construction cost.

Their role includes:

• Managing the programme and reporting on costs.
• Coordinating consultant and builder procurement.
• Coordinating the project team.
• Administering your other project contracts.
• Ensuring design-critical decisions reach House of Borhan.

This is a budgeting allowance, not a fixed quotation. The actual scope and fee are agreed directly with your project manager according to the project’s complexity, duration and required level of involvement.

Appointed by you before the Living Brief is complete, the local architect brings the project’s constraints into the conversation early and develops our design intent into coordinated construction documentation.

4–7% of construction cost.

Their role includes:

• Assessing site feasibility and local requirements.
• Preparing submissions for approvals and permits.
• Developing construction documentation.
• Coordinating engineering and specialist technical input.
• Leading technical tender assessment and administering the building contract.

This allowance anticipates a technical and delivery appointment supporting House of Borhan’s creative design, rather than a full design commission. That narrower scope should be reflected in the firm’s proposal. The actual fee is quoted and agreed directly; a particular reduction is not guaranteed.

We develop the home through presentations and agreed reviews, allowing you to understand its spaces and participate in decisions before technical documentation and construction.

Included within the agreed creative scope.

The work includes:

• Spatial planning and architectural design intent.
• Interiors, joinery, materials and lighting intent.
• A developed 3D model.
• Concepts for pools and the immediate residential grounds.
• A design intent tender set for technical development and pricing.

The local architect and specialists prepare the technical construction information. Detailed pool and landscape documentation sits with the relevant consultants.

The specialist team is established around the site, the jurisdiction and the needs of the home. Their work is coordinated with the local architect’s documentation, with design-critical matters referred back to House of Borhan.

Separately quoted by the appointed specialists.

Depending on the project, these may include:

• Structural, civil and building-services engineering.
• Surveying and certification.
• Cost planning.
• Landscape and pool technical design.
• Specialist lighting, audiovisual, security and control systems.

These appointments are made by you and paid for separately from House of Borhan’s creative commission.

The delivery team leads the tender process, assesses proposals and advises you on the appointment. We may review bids and candidates for their alignment with the design, while you appoint the builder directly under a separate construction contract.

Construction is priced and paid for separately.

Responsibilities remain clear:

• Your local architect leads technical tender assessment and building-contract administration.
• Your project manager coordinates procurement, programme and commercial reporting.
• You appoint and contract with the builder.
• Your builder is responsible for construction, trades, workmanship and site safety.
• House of Borhan offers design-intent guidance through the appointed team.

House of Borhan does not manage tendering, appoint the contractor or administer the building contract.

Guardianship gives the delivery team access to our judgement when a detail needs clarification or a proposed change could affect the design. We consider what each decision preserves, alters or compromises.

Included for the agreed construction period. Extended involvement is charged separately where applicable.

Our involvement includes:

• Clarifying design intent.
• Reviewing samples, prototypes and shop drawings for creative consistency.
• Considering proposed substitutions.
• Participating in design-critical meetings within the agreed allowance.
• Periodic site observations and a design-related review near completion.

Guardianship is creative oversight. Technical certification, construction supervision and contractual instructions remain with the appointed delivery professionals.

We present selections for your approval, coordinate approved purchases and bring deliveries into an agreed installation window. The attention extends from furniture and art to curtains, linen, tableware and scent.

Our agreed procurement and styling services are included in the creative fee. Goods and third-party costs are additional.

We coordinate:

• Sourcing and presentation of selections.
• Approved orders using funds provided by you.
• Suppliers, deliveries and installation arrangements.
• Visual placement and the agreed final styling.

We charge no separate procurement fee and add no margin to the goods. Trade benefits are normally shared equally, with our share disclosed before purchase and the arrangement recorded in your agreement. Any other supplier commissions or incentives are also disclosed before purchase approval.

Freight, duties, taxes, insurance, storage and installation labour are paid separately. Qualified suppliers and trades perform the installation work.

The principal installation and styling bring the spaces and agreed selections together. What began in conversation is now around you: somewhere to settle, welcome others and make your own.

At this point:

• The principal available furnishings are in place.
• The agreed styling has been completed.
• Any outstanding deliveries or replacements are identified.

You arrive. The living begins.