Why Honest Design-Build Firms Might Scare You—But Save You

Remodeling your home should be one of the most exciting chapters in your life. You're not just investing in your property—you're investing in how you live. But far too often, homeowners get pulled into a frustrating game of budget whack-a-mole, all because someone gave them a number they wanted to hear, not one they could trust.

At Patrick A. Finn, we believe in transparency, honesty, and treating our clients how we want to be treated. So, in today's blog, we want to pull back the curtain on renovation pricing and help you understand what to look out for before you sign on the dotted line.

"Free Design" Isn't Free—And It's Not What You Think

The words "free design" might sound appealing but often come with strings attached. Many design-build firms offer up pretty floor plans, renderings, and concepts for little to no cost. But here's the catch: those designs are often shallow. They rarely factor in how you actually live, how your home functions, or how your family needs might evolve over time. 

Good design takes time. It takes getting to know you, your home, your habits, and your hopes. It's not just about picking finishes—it's about solving problems. And when a company offers design services without truly understanding your needs, chances are they're not solving anything. They're just selling. A cookie-cutter design may look good at first, but not solving your home's specific problems and your family's specific needs ends up as a waste of money, a bandaid solution, and often results in a second remodel a few years down the road to get to the heart of the issue. 

And let's be clear: nothing in construction is actually free. If a company offers free design, they're building that cost into your project somewhere else—or worse, cutting corners where you won't see it until it's too late.

The Danger of Square Foot Pricing

A quick ballpark price with nothing to stand behind it or a per-square-foot estimate might feel helpful in early conversations, but here's the truth: those numbers are usually guesstimates at best. And guesstimates aren't something you should base such a significant investment on.

Homeowners often ask us: "How much do you charge per square foot for a kitchen or addition?" The answer? It depends. We've completed basement projects for $100 per square foot—and others for $1,000. Why the range? Because the scope, materials, finishes, and functionality vary so widely.

Every choice you make—from adding a bathroom to selecting custom cabinets fitted with all the bells and whistles—impacts the cost. And without a detailed design, there's simply no way to give a meaningful number.

Why Accurate Estimates Start With Design

No design? No real estimate. That's our rule.

Sometimes, we get pushback on that, but we are looking out for your best interest. And here's why: until we understand the structure of your home, how it needs to function for your family, and what finishes you're looking for, we can't give you a number you can rely on. That's why our process begins with a thorough discovery and design. Only then do we develop a proposal grounded in real-world data, not hopeful guesses.

We won't tell you what you want to hear to get you to sign a contract. We're going to tell you what you need to know. That way, you can make informed decisions from the start, and avoid being blindsided later. We talk about following the golden rule as a team and extend that same philosophy to the people we work with. 

Case Study: Why We Lead with Honesty, Even When It's Hard to Hear

We once worked with a client who contacted us after speaking with another design-build firm. She had a healthy budget in mind, and the other company told her they could make it work. They even gave her two designs—for "free."

But when we talked with her, we saw red flags. Their scope was much smaller than what she truly needed. We explained that, based on what she wanted and what we knew from past projects, her budget likely wouldn't be enough, which was tough to hear. 

In the end, she came back to us. Why? Because our honesty had built trust. She realized the other designs were incomplete. She also realized their quoted initial price would substantially grow once construction began. This is why honesty and transparency are so important to us and one of our core values as a business. 

Red Flags to Watch for When Hiring a Remodeler

Not all red flags come in the form of lousy tile jobs or unfinished basements (though we've seen those, too). Sometimes, the signs are more subtle:

• The "Truck Estimate": If someone quotes you a price an hour after meeting you, or even while they are still in your driveway, run.

• No Leave-Behind: If a firm offers free design and doesn't allow you to keep the design or proposal, it's likely they're not transparent and are missing key information that will cost you time and money.

• Square Foot Pricing: It sounds convenient, but it ignores your home's nuances and goals.

• High-Pressure Sales: Being told you need to sign that night? It's a big red flag.

These tactics are more about closing deals than building relationships—and that's not the kind of pressure you want from someone you'll be working with long term.

Why You Deserve Better Than the Lowest Bid

Everyone loves a good deal—until that deal turns into a disaster. We've seen homeowners go with the lowest bidder, only to come back months later, frustrated, over budget, and wishing they'd chosen differently.

One homeowner even caught their tile installer Googling 'how to tile a bathroom' during the job! You deserve better than that. Your home deserves better.

Choosing the lowest price often means compromising on experience, craftsmanship, and long-term value. When it comes to remodeling, you really do get what you pay for.

Why Values Matter in Renovation

At Patrick A. Finn, we're not just building kitchens or additions. We're building relationships. Our core values are simple:

• Integrity & Honesty: We tell you the truth, even when it's hard.

• The Golden Rule: We treat you the way we'd want to be treated.

• Craftsmanship: We hire the best and never cut corners.

• Transparency: We show you how decisions impact cost.

Most importantly, we care for and invest in our employees so they can invest in you. Every touchpoint—from design to project management—is built on communication, trust, and respect.

Image above: Patrick A. Finn, President and founder, intentionally named the company after himself to show clients that accountability starts at the top. With his name directly tied to the business, Patrick and his team emphasize personal accountability and transparency, eliminating any room for excuses or blame—ensuring clients always know precisely who stands behind their projects.

Build With Confidence

A home remodel is more than a construction project. It's a profoundly personal journey. And the truth is, the partner you choose makes all the difference. At Patrick A. Finn, we don't chase the cheapest number or the fastest turnaround. We take the time to understand what matters to you—so we can build a space that truly supports your life.

If you're considering a renovation, let's talk. We'll walk you through past projects, answer your questions honestly, and help you make confident decisions. Because you deserve more than an estimate, you deserve the truth.

Ready to embark on a renovation journey built on trust, transparency, and lasting quality? Discover how to confidently partner with the right design-build firm to transform your home. Download our free eBook, "Patrick A. Finn's Ultimate Blueprint to Creating Your Dream Home," and arm yourself with insider knowledge that will save you headaches (and money).

Frequently Asked Questions: Choosing a Design-Build Firm

1. Why do some remodelers offer “free design”?

Many firms use “free design” as a sales tactic to attract homeowners early on. The problem is that those designs are often incomplete or unrealistic because they aren’t based on a detailed understanding of your home or lifestyle. At Patrick A. Finn, we believe thoughtful design takes time, and it’s the key to creating a home that truly works for you.

2. What’s wrong with getting a price per square foot?

Every remodel is different. Square-foot pricing might sound simple, but it ignores major factors like existing structure, finishes, materials, and how your home functions. A “ballpark” number without a full design is really just a guess, and that’s how budgets spiral out of control.

Take the guesswork out of your remodel. Get your free copy of the Smart Strategies for Home Renovation Budgeting ebook.

3. Why can’t I get an exact price before the design phase?

An accurate estimate depends on understanding your home’s layout, structure, and specific goals. The design phase is where we uncover all those details so you can make informed decisions. Without design, there’s no reliable number—just a rough guess.

4. What are red flags to watch for when hiring a remodeler?

Beware of anyone who gives an on-the-spot “truck estimate,” pressures you to sign immediately, or promises free designs without transparency. A reputable design-build firm will take the time to understand your vision, explain their process, and build trust—not rush you into a contract.

Before you sign any contract, make sure you know what to ask. Read our checklist, 25 Essential Questions to Ask Before Hiring a General Contractor, and learn how to find the right partner for your remodel—one who values craftsmanship, honesty, and transparency.

5. Is it normal for an honest design-build remodeler’s estimate to be higher?

Yes—and that’s usually a good thing. A realistic estimate includes quality materials, skilled trades, and the time it takes to do the job right. The lowest bid often hides shortcuts that cost you more later.

6. How does Patrick A. Finn ensure transparency throughout a project?

We start every project with open, detailed conversations about your goals and budget. Our design process, proposals, and progress updates are built on clear communication so there are no surprises—just confidence in every decision.

7. What’s the biggest advantage of working with a design-build firm?

Design-build integrates the designer, builder, and project manager into one team. That means fewer hand-offs, better communication, and a smoother process from concept to completion. You get one accountable partner who manages the entire journey.

Not sure whether design-build or design-bid-build is right for your project? Find out how each approach works—and which one leads to a smoother, more transparent process. Read the full article here.

Ready to plan your remodel with confidence?

Download Smart Strategies for Home Renovation Budgeting to learn how to set realistic expectations, avoid costly surprises, and make the most of your investment. Download the Free Guide Here.