Move the slider. This gives a rough idea of what a budget this size breaks down to - not an exact number, not who you hire, just where the money typically goes.
This is your full all-in number - design, permits, and construction together. Switch if you already have a construction number and want to know what soft costs add on top.
Your total budget
$150,000
$25k$1.5M
What your budget breaks down into
Five real things a construction budget contains, each tracked separately. Every line below is a typical average, not a range - adding up every high number at once would overstate the real total.
Design fees
Architecture
National average for residential work is 8-20% of construction cost. This tool uses roughly 15% down to 8% across the slider.
$0
Structural engineeringIncluded
You likely need this if: you're removing or moving a load-bearing wall, adding a second story or expanding the footprint, changing roof framing, or adding new foundation work.
National average for residential work, combining new construction and renovation, is 2-10% of construction cost. This tool scales proportionally with the full slider - roughly 2% at the low end up to 7% at the high end.
You likely need this if: you're upgrading the electrical panel or service, adding or relocating plumbing (a new kitchen or bathroom), or installing a new or multi-zone HVAC system.
National average for residential work is 2-10% of construction cost. This tool scales proportionally with the full slider - roughly 2% at the low end up to 7% at the high end.
$0
Civil engineeringNot included
You likely need this if: the project involves grading or drainage changes, new water/sewer/storm utility connections, or site work for an addition, new construction, or a detached ADU.
National average for residential work is 3-10% of site construction cost. This tool uses roughly 7% down to 3% across the slider when included.
$0
Landscape architectureNot included
You likely need this if: the project includes significant hardscape, major planting or outdoor living space design, or a sloped, drainage-sensitive, or waterfront site.
National average for residential work is 5-15% of the landscape scope. This tool uses roughly 10% down to 5% across the slider when included.
$0
Tap any row above to include or exclude it.
These are national averages, not LBA quotes. Luis works with you to develop fees tailored to your project's actual scope and complexity, not a formula.
Permits and approvals
Permit fees
Estimated using DC's published fee formula as a reference point - actual permit costs vary by jurisdiction. Other agencies may add to this.
$0
Construction
Materials and labor
The physical build itself. What's left once the other categories are accounted for.
$0
GC general conditions
Job supervision, temporary facilities, cleanup, insurance. Also tapers with scale - roughly 5.5% down to 3.5% here.
$0
Contingency
A reserve for what you can't see until the walls open. Tapers modestly with scale - roughly 8% down to 5% here.
$0
Total project cost
$0
Toward construction
$0
0% of total
Everything else
$0
0% of total
Construction alone is typically cited at 65-80% of a project nationally.
What "resolved" actually means
If your project needs a permit, you need drawings - that part isn't optional. The real question is whether those drawings worked through every condition before construction started, or just enough to get stamped. A line on paper is free to move. A wall that's already framed is not. The more that gets resolved in the drawing phase, while changes are still cheap, the fewer decisions get made on site, at site prices.
Your budget above already sets aside a contingency for the unexpected. The real question is whether change orders stay inside that reserve, or run past it.
Minimally resolved drawings
Typical change orders: 15-25% of construction cost
Change orders$0
Contingency already set aside$0
Result$0
Fully resolved drawings
Typical change orders: 3-8% of construction cost
Change orders$0
Contingency already set aside$0
Result$0
The bottom line: an architect who fully resolves the drawings keeps change orders inside the contingency you already budgeted - you stay on budget. One who does the bare minimum to get a permit stamped risks change orders that run past that reserve, and that's what actually puts a project over budget.
Illustrative, not a quote. Design consultant percentages are set to national averages for residential work: architecture 8-20%, structural and MEP engineering each 2-10%, civil engineering 3-10%, landscape architecture 5-15%. The permit fee uses DC's real published DOB formula as a reference point; your actual jurisdiction's fee may differ.