Now that you have purchased a plot of land for new-build, or an old property for renovation, you will naturally want to start construction or repairs.

But first, you will need a practical design with realistic costings, and you will need a building permit. We have extensive experience and knowledge of local conditions, construction methods and bureaucracy. Our in-house design team, together with our associated architects and engineers, can produce a design to your requirements and budget, and obtain the necessary permits and other documents needed before construction can start.

Preparation

We will explain local conditions and outline costs. We will listen carefully to you, and identify any requirements that may be impractical or go over budget. Along with your requirements and budget, we take into account other important factors such as soil type, slope, access, views, sun position and existing vegetation.

We will always visit the site with the architect, check the ground conditions, take compass bearings of important views, and if necessary commission test excavations to clarify the underlying ground condition on your behalf. For most projects, a site level/tree survey is needed, which we can also organise for you.

3D design

It is common practice for architects to produce plans in 2D. Only when the plans are completed (and if requested by a client), are they sent to a graphic renderer, who produces static 3D images, at extra time and cost. If a design problem is then discovered, the plans have to be amended and sent back to the renderer, involving more time and cost. If the client does not request 3D images, there is a risk of expensive problems being discovered later.

One common expense in Crete - which has a high proportion of sloping plots and a wealth of differing ground conditions - is the cost of excavations. These alone can generate enormous extra expense, if not studied correctly beforehand.

Not surprisingly, there are situations which are difficult to visualise in 2D. But in 3D, we can easily examine common issues, for example:

We have decided that our in-house design team should use 3D design software from the start. This provides a number of advantages.

For example, using the site level/tree survey, we can create a 3D replica of your plot, showing levels, roads, and trees. We can find the best location for your house and minimise excavations, retaining walls and drainage problems, which are high-cost items.

We design the whole house in 3D, which helps you and us to visualise the final results, making sure it "works" without expensive problems later. We add sample furniture to ensure rooms are laid out correctly. We have a large library of materials and colours to give an idea of of the finishes. We can show wiring and plumbing schemes, and can even plan relocation of trees affected by the construction.

3D design is much more realistic and immediate than 2D, allowing us to "walk through" and "fly around" the design. Clients can do the same when they visit our offices. If you are in your home country, we can save the images and plans in a personal and secure project area on our server, which you then access via the internet.

Fast response time
A design phase typically takes around two months, because it is normal to have several cycles of changes until clients are happy with the design and costs. And everybody - quite rightly - needs some "thinking time" between each cycle.

However, our in-house 3D method cuts out repeated trips to architects' offices, reduces communication errors, and avoids the usual delays while the architect makes the requested changes. We communicate directly with you, and we do not have to wait for third parties. We can quickly amend the design and return it to you, ready for the next cycle.

Samples of our 3D design work
Please note that the size/quality has been reduced for internet download.

Final documents
When we have agreed the plans and estimated construction costs with you, we hand them over to our associated architects and engineers, and instruct them to produce the structural plans and seismic calculations before preparing the building permit application on your behalf.

Once those documents have been produced, we will be advised of any special structural/seismic costs (if any) and importantly, the statutory costs involved (permit, IKA, VAT, etc.). At that point, we are able to agree a fixed-price fixed-time building contract with you, and all is then ready for construction to start as soon as the building permit has been approved.

Cost

Our design fee is 2% of the calculated construction cost (minimum €2,500), plus VAT.

We request an initial deposit of €2,500 covering up to 50 hours' work and thereafter charge €50 per hour.

We will agree necessary third party costs in writing with you, before commissioning them on your behalf. Our fee excludes payments to third parties, e.g. surveyor, architect, engineer, etc.