Design Services for Construction Projects in Western North Carolina.
Serious construction projects start with a clear plan. Highlander's in-house design services help homeowners define scope, understand realistic budget ranges, prepare permit-ready drawings, and move confidently toward construction.
Fixed fees · Defined deliverables · Real budget guidance before you build
Quick answer
What does Highlander's design service include?
Highlander's in-house design service covers layout planning, scope definition, permit sets, and construction documents for additions, remodels, outdoor living, and new builds in Western North Carolina.
- Layouts, scope, and construction documents
- Budget guidance before the build starts
- Call 828-524-7773 to start a design conversation
An instant quote isn't realistic for serious builds.
For additions, remodels, outdoor living projects, garages, guest suites, and new construction, an instant quote is rarely realistic. Real budgets — and real timelines — come from real planning.
Design helps define the project before pricing and construction decisions are made. Whether you're still exploring ideas or ready to draw a permit set, the design phase meets you where you are.
- Clarifies what you actually want to build
- Helps Highlander understand the existing conditions of your home and site
- Creates drawings and 3D views you can react to and refine
- Supports honest budget conversations early — before commitments
- Moves qualified projects smoothly toward permitting and construction
- Gives you deliverables you keep, even if you pause after a phase
Still exploring? You're welcome here. Phase 1 is built for homeowners who are still figuring out what to build and what it might cost.
A Clear, Sequential Path From Idea to Build.
Each phase has fixed pricing, defined deliverables, and a clear timeline. You decide at each step whether to continue.
Schematic Design
Homeowners deciding what to build, what direction makes sense, and what level of investment may be realistic.
- Measured existing conditions
- Concept floor plans and elevations
- 3D views
- Material direction
- Preliminary budget guidance
Early-stage additions, remodels, outdoor living projects, and construction ideas that need to become clearer before estimating.
Design Development & Permit Set
Clients who are ready to move toward approval and need more complete drawings for permitting and coordination.
- Fully dimensioned permit-ready drawings
- Code and zoning summary
- Engineering coordination
- Permit submittal support
Projects with a defined scope that need to move toward jurisdiction review and construction preparation.
Full Construction Documents
Clients who want bid-ready documentation or are planning new construction.
- Complete construction set
- Full schedules
- Specifications
- Trade-by-trade scopes of work
New construction, larger projects, and clients who need full documentation before final construction pricing.
Clients can stop after any phase and keep their deliverables. Phases can also stack when a project needs to move from concept to permitting and construction documentation.
Pricing is determined by project scope. The appropriate design phase depends on project type, readiness, and existing documentation. Fixed phase pricing and deliverables are reviewed and confirmed during the Design & Consultation Agreement process — after Highlander reviews your project details.
Design Fees Can Credit Back When You Build With Highlander.
Clients who complete design with Highlander and move forward with Highlander for construction may receive a portion of their design fees as a credit on the final construction invoice at project completion.
Final credit details are confirmed in your Design & Consultation Agreement.
No Hourly Guesswork. Clear Phases. Defined Deliverables.
Highlander's design process uses defined phases and itemized deliverables instead of vague hourly design work. You know exactly what each phase includes before you begin. Fixed phase pricing is confirmed for your specific project during the Design & Consultation Agreement process.
- Pricing determined by project scope
- Clear deliverables for each phase
- Defined timeline expectations
- Drawings, 3D views, scopes, and permit support — depending on phase
- Better information before construction pricing is set
- A more professional path from idea to build
Real Budget Guidance Before You Commit to the Full Build.
Phase 1 includes preliminary budget guidance, giving homeowners a more realistic understanding of the project before committing to larger design phases, permitting, or construction.
This supports Highlander's "no instant quote" discipline for serious construction projects. Instead of guessing at a number, we help you define the project first — then price it honestly.
If Your Project Fits Here, Start With a Design Agreement.
Send Them Over — We'll Tell You Where Your Project Stands.
If you already have complete, permit-ready plans, Highlander can review the documents and determine whether your project is ready to move toward estimating.
If your plans are incomplete or still conceptual, your project may begin with the appropriate design phase.
Ready to define your project the right way?
Start with a Design & Consultation Agreement and we'll scope, draw, and document the build before construction pricing is set.
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- Licensed & insured · family-owned since 2017
- Franklin-based crews across 9 WNC counties
Common Questions.
Why does Highlander charge for design?
Design produces real deliverables — measured conditions, concept plans, 3D views, permit-ready drawings, and construction documents — and requires serious planning work from our in-house design team. A paid program ensures the work is dedicated to your project and produced to a professional standard.
Can I stop after Phase 1?
Yes. The phases are sequential and you decide at each step whether to continue. Many remodel and addition clients only need Phases 1 and 2. You keep the deliverables from any phase you complete.
Do I keep the drawings and deliverables?
Yes. You own the deliverables from any phase you complete, including concept plans, 3D views, permit drawings, and construction documents.
What if I already have plans?
If your plans are complete and permit-ready, our team can review them and determine whether your project is ready to move toward estimating. If your plans are incomplete or still conceptual, we'll recommend the appropriate design phase to start with.
What does "permit set" mean?
A permit set is a fully dimensioned set of drawings — with the code and zoning details required — that your local jurisdiction can review and approve for construction. It's the deliverable from Phase 2.
How does the design fee credit work?
Clients who complete design with Highlander and then move forward with Highlander for construction may receive a portion of their design fees as a credit on the final construction invoice at project completion. Final credit details are confirmed in your Design & Consultation Agreement.
Is this required for every construction project?
No. Smaller, well-defined projects may not need a full design phase. But for additions, major remodels, outdoor living builds, garages, suites, and new construction, a Design & Consultation Agreement is the most reliable starting point.
Can I start if I'm still exploring ideas?
Absolutely. Early-stage clients are welcome. Phase 1 is specifically designed for homeowners who are still deciding what to build and roughly what it costs.
How long does the design process take?
Phase 1 is typically 2–3 weeks to a concept meeting. Phase 2 is typically 3–4 weeks plus jurisdiction review. Phase 3 is typically 4–6 weeks. Your design lead provides a project-specific schedule before Phase 1 begins.
Does this apply to roofing projects?
Roofing-only projects usually do not need the full design program. The Design & Consultation Agreement is for construction scopes — additions, remodels, outdoor living, and new builds — including projects where roofing work ties into a larger construction package.
Ready to Plan Your
Construction Project?
Tell us what you're considering, whether you already have plans, and how soon you hope to build. Our team will help determine whether your project is ready for estimating — or should begin with a Design & Consultation Agreement.
(828) 524-7773What actually drives design and planning cost here
We do not publish a headline price, because a number pulled off a chart is not an estimate — and in Western North Carolina, two properties on the same street can price very differently. What we can do is show you every variable that moves the number, then put a written scope in your hands.
Size, layout, and structure
Square footage matters less than what the structure has to do. Load-bearing changes, roof tie-ins, and foundation work drive far more cost than added floor area.
Site access
Narrow gravel drives, steep grades, and tight tree lines change how materials get staged and how debris comes off the property — sometimes by hand instead of by truck.
Finish level
The same footprint can double in price between builder-grade and custom millwork, tile, and cabinetry. Selections are where budgets move most.
Site and terrain
Mountain lots bring grade changes, rock, drainage, and septic and well constraints. Sitework is priced from what the lot actually is, not an average.
Permits and existing conditions
County review, engineering when required, and whatever we find behind older walls — wiring, plumbing, framing — are scoped honestly rather than buried in an allowance.
What your written estimate includes
- On-site walkthrough with measurements and photo documentation
- Line-item scope by phase: sitework, structure, envelope, mechanicals, finishes
- Named selections and allowances stated in dollars, not vague placeholders
- What is excluded, spelled out, so bids can be compared honestly
- Projected schedule with the sequencing and inspection points behind it
Want a real number?
Tell us what you are planning and where. We walk the property with you, talk through the variables above, and put a written phase-by-phase scope in your hands before anyone commits.
Common concerns, answered straight
The five questions we hear most often — and exactly what we do about each one.
"I don't know what this will cost."
We measure your roof on site and send a written, grouped-cost scope that names materials, quantities, and labor line by line. You see what drives the number before you decide anything, and nothing is added later without a signed change order.
"I don't want to fight my insurance company."
We document the damage with dated photos and a written condition report you can submit with your claim, and we can meet the adjuster on site so everyone is reading the same roof. We do not decide your claim, but we make sure the evidence is complete and the scope language is clear.
"Contractors always run behind."
Mountain weather moves schedules, so we build the calendar around real weather windows and tell you the plan in writing before materials are ordered. If a date shifts, you hear it from your project contact the same day rather than finding out from an empty driveway.
"Who is actually showing up at my house?"
Our crews are Franklin-based and led by a foreman you meet before work starts, not a rotating pool of day labor. You get one named point of contact for the whole project and daily progress updates while the crew is on your property.
"I'll be cleaning up nails for a year."
We tarp landscaping and staging areas, keep debris moving to the dumpster through the day, and run magnetic sweeps of the drive and lawn before we leave each evening. The final walkthrough is done with you, and anything you spot gets handled before we call it complete.
Related pages you may find useful
- Construction Division
Additions, renovations, and full builds
- Outdoor Living Projects
Porches, decks, and outdoor rooms
- Construction & Renovation FAQ
Answers to common planning questions
- Recent Highlander Projects
See recent construction work
- Request a Project Consultation
Start with a design conversation
- Get My Questions Answered
Reach a project advisor
Related reading and local coverage for Design & Planning
- Designing for Drainage: Why Hardscape Planning Matters for Foundation Safety
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- How a Design & Consultation Agreement Helps Plan a Construction Project
The Design & Consultation Agreement defines scope, drawings, and design fees before construction pricing — here's how it
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- Get My Project Scoped
A working session on scope, feasibility, and budget range — 828-524-7773.