FAQs
Here are the questions we hear most from people thinking about starting a project:
Do I need an architect for my project?
Not every project requires an architect. Simple updates that keep your existing layout and don’t add new openings can often be handled by a builder or interior designer. However, for a new home, remodel, or addition, an architect is invaluable: we manage the full design process, coordinate consultants, navigate zoning and building codes, and translate your vision into a home that’s beautiful, buildable, and efficient. That expertise saves you time, reduces costly change orders, and results in a home that’s healthier, more comfortable, and more valuable over the long term.
How do I plan a budget for my home project?
A well-rounded budget includes three parts: construction costs, soft costs, and contingency. Soft costs, which cover architectural and consultant fees, surveys, permits, and financing, typically run 20-25% of construction cost. A contingency of 10-15% covers the surprises that older homes tend to hide, such as outdated wiring or hidden structural issues, and of course any unused contingency funds stay yours at the end. We help clients clarify priorities early and verify $/square-foot estimates against builder input to align design goals and budget. Our Modern Remodels Guide walks through the full process, including detailed cost tables.
How much does a remodel or addition cost in Denver?
Every project is different, but these Denver-area ranges offer a useful starting point:
• Remodels: roughly $100 - $250/sf for basic scope, $150 - $300/sf for partial, and $250 - $400/sf and up for high-end or very extensive remodels
• Additions: roughly $275/sf for basic scope, $325/sf for mid-range, and $400/sf and up for high-end or more complicated projects.
Additions typically cost more per square foot than interior remodels because they also involve exterior work such as foundations, roofing, windows, and siding.
Note that the ranges above are for construction cost only, and for planning purposes only. For a full breakdown of how to estimate your project, see our Modern Remodels Guide.
How long does the design and construction process take?
Timelines vary with scope, permitting, and builder selection, but a major remodel or addition generally follows this arc: design and permitting take 6 to 12 months, and construction takes 9 to 15 months. Making key decisions up front avoids costly mid-project changes and goes a long way toward keeping the construction timeline on track.
My home needs an addition—should I build up or out?
It depends on your lot and how you want to live. Six factors usually drive the decision:
• Zoning: Height limits, bulk plane restrictions, setbacks, and lot coverage all shape what’s feasible. Part of our early work is interpreting these rules and finding the opportunities to make the most of your existing home and lot.
• Architectural impact: building up can allow a more comprehensive transformation. Pairing an all-new second floor with reconfigured first-floor spaces and raised ceilings can create light-filled, dramatic interiors, while new rooflines, windows, and cladding unify both levels into one cohesive modern expression. Our Mexico Residence shows how a one-story home became a modern two-story home with this approach.
• Construction cost: second-story additions are often more expensive, since they can require structural upgrades, rerouting plumbing, electrical, and mechanical systems, and a new staircase that reshapes the first-floor layout. Because costs are highly project-specific, we review your scenario with you and your builder.
• Views and lifestyle: a second story can offer elevated views and a roof deck, while a ground-level addition supports single-level living with direct outdoor access. Consider how each option fits the way you live.
• Resale: even if selling is far off, an addition affects future marketability. Locating a primary suite and children's bedrooms upstairs is often desirable, which can make building up the more strategic investment. The layout should work for you first—resale value is a bonus.
• Yard and landscaping: a ground-level addition reduces yard space, which matters most on smaller or irregular lots, or where mature landscaping is a priority. Building up preserves the outdoors while still adding meaningful space.
We weigh these trade-offs with clients constantly and guide you to the best fit for your home, your block, and your goals.
Is Passive House worth the added cost?
Passive House is the world's leading standard for home performance: super-insulated, airtight construction with high-performance windows and filtered fresh air. The result is a home that’s quieter, healthier, more comfortable, and dramatically more energy efficient. A Passive-House-level home does carry a higher upfront cost, mostly in the building envelope, windows, and mechanical systems. That investment returns lower energy bills, greater year-round comfort, and better resilience, which matters in Colorado's intense high-altitude sun, wide temperature swings, and wildfire risk.
We're a Certified Passive House Designer (CPHD), so we can bring as much or as little of this approach to your project as you'd like: full certification, selective high-performance strategies, or simply a home that performs better than code. And if it's not a priority for your project, that's fine; we'll focus on the goals that matter most to you. See how LTBa integrates Passive House into residential design.
How do I select a builder for my project?
Your builder is a key partner, so prioritize relevant experience, strong references, transparent pricing, and a communication style that fits yours. You’ll work closely together for a year or more, so trust and compatibility are critical. We recommend bringing on a builder early in the design process, for pre-construction pricing feedback. This keeps design and budget aligned and reduces surprises later.
What is it like to live through a remodel? Should I move out?
Remodeling is disruptive by nature: noise, dust, and the temporary loss of space are all part of the process. For whole-home remodels, relocating is usually the smoother choice. Planning ahead, whether by moving out or adjusting daily routines, makes a real difference. A strong architect / builder / owner team, with clear roles and regular check-ins, keeps the project moving and resolves issues quickly.
What makes LTBa different from other architecture firms?
Clients, builders, and consultants all tell us the same thing: they value our collaborative process, clear communication, and attention to detail. We hold ourselves to a high standard, and we keep the process enjoyable along the way.
We take a broader view of what good architecture should do. It's easy to treat design and performance as separate goals, but we hold both to the same standard. Good design is good; good design that performs is better. We combine warm, light-filled modern design with Passive House building science, so comfort, performance, and refined modern design work together seamlessly.