Gallery

We specialize in you and we end up with a unique gallery of work by doing so.

Design/Build Concept

We are proud of our long history of client satisfaction. The only advertisement Dakota Dawn does, is pleasing its clients.

Referrals

A design done by an independent architect would allow you to get bids from more than one builder. That would seem to be the smart move to make.

But Design/Build provides a system that guarantees the design will meet your budget. Because your Dakota Dawn Design/Build architect knows what the pieces cost, he can assemble a design the meets your needs without busting the budget.

And, Dakota Dawn allows you to get those outside prices as well if you want.

DB vs Arch

Why use a design build firm like Dakota Dawn Delineation? There are many, many solid reasons.

Guaranteed Construction Cost - You know what the job will cost when the design is complete.
Innovative Materials Use - Because we, as a General Contractor, are consumers, we are constantly updated on products by the sales representatives that visit us regularly. We know what is new. More importantly, though, we know how to analyze the products for factors such as total installed costs, serviceability and operating costs.
These are factors that an architect would never have to consider. An independent architect would not normally know that a verde marble may require an epoxy setting bed thus radically increasing the total cost. Likewise, he would not get the call when the limestone counter top is stained by nail polish. And he would not hear about the incredible electric bill for air-conditioning because he is rarely involved in the discussions about efficiency ratings, payback and potential utility cost savings.
At Dakota Dawn, we know that questions that can arise and we ask them as we put the design together.
Value Based Design - An architect rarely considers the cost of assembly. With a few bold strokes of the pencil (or a few bold key strokes on the computer) he can create vast spaces that can inspire, but that can also devastate the wallet of a client. We tend to look at the cost of all that excitement.
That is not to say that we, at Dakota Dawn never go out on a creative limb. We have designs that feature 40 foot high atriums, cantilevers with decks suspended nearly 50 feet in the air and window walls nearly 30 feet high. We can be daring, but we do so within the budget and in consultation with the client. Based on our constant interaction with workers in the field, we know what materials, design details, techniques, etc. create extra costs or, alternately, are cost effective in producing a desired result. There are often several ways to create a look or design element. We know how to do it the most cost effective way.
Several years ago, we were asked to bid on a project designed by an independent architect. We were the low bidders, but at $450,000, we were well above the desired budget. We took over the design and managed to bring the cost down to $300,000 with only a modest reduction in size and with no concessions to quality.
One-Stop Responsibility - "Your architect didn't show anything, so I did what I thought was best." "Your builder didn't check with me on that." These are common exchanges when the architect and contractor are separate. That is not to say that an independent architect, providing you with the full range of services as defined in the standard AIA Architect-Client contract form, cannot insure that that does not happen. But I have yet to find a circumstance where that type of service is offered for what a client is willing to spend. With Design/Build, we are responsible for everything.

And a few more... just to be sure.

Details - Our drawings and specifications are the most detailed you can find. This means that nearly every piece of the work is addressed and nothing is left to chance. We are not perfect, but we provide a lot of information to avoid problems. Our typical project will require ten to fifteen sheets of drawings and thirty to fifty pages of specifications.
Consultation - Most of every residential design needs to be discussed with the client. We are pleased to be practicing in an area where so many clients have individual taste and requirements. That means that we have to research those needs with each new contact.
In the final analysis, our clients are satisfied because they receive what they want for what they want to pay. When we do construction work based on the drawings of independent architects (rare, but occasionally) we hear comments like "But I didn't ask for that!" from clients. We are forced to point to the drawings and note that the architect called for it. With Dakota Dawn, such incidents are extremely rare. We do not waste our clients' money on things they do not care about.
Continuous Budgeting - I would be nearly impossible for an independent architect to give you continuous feedback through the design process about the cost of individual elements and the factors to consider in making a decision. Windows, for instance, are made from a number of different materials. They may be paint grade or clad. They can have inserts between the glass panes. The glass can be Argon filled, Low-E, tempered, etc. The panes can be formed with removable mutins or the windows can be true divided lite. Some windows have special features for cleaning. What are the direct costs of these features? What are the indirect costs? (Painting costs go up for true divided lite windows.) What are the continuing maintenance costs?
Specifying the best vs. the correct option - For many architects, the simple solution to issues of quality is to specify the best, biggest, most expensive stuff. The theory is that they cannot be faulted for that. But sometimes it makes no sense to pay for the best. We typically specify Air-Conditioning compressors with an SEER (efficiency) rating in the range of 12 to 14. More efficient equipment is made. Our research to date indicates, however, that the expected useful life of that better equipment will not allow the operational savings to pay for the upgrade before it breaks down and must be replaced.
Design - You have seen much of my work. I would be happy to show you more. My work has been published and is applauded by the most important audience there is... the people who use it. I design for them. And I bring to the table thirty years of field experience and a degree from the best architectural school in the country, Cornell.
Satisfaction
Industry reputation - We have done projects for the owner of one of the largest Carpet dealerships in the area and one of the largest plumbing retailers. Both these people deal with many, many architects and contractors. They chose Dakota Dawn.

There is a common misconception that an independent architect will look out for your interest more than a Design/Builder. The fact is, bids from contractors of the same relative competence on a well-documented (drawings & specifications) job will vary only about ten percent. Contractors have little to say about the final cost.

The architect, however, has a great deal to say about the cost in the way he puts the design together. We can introduce you to clients for whom we redesigned a project after we were the low bidder on drawings by an independent architect. While we were the low bidder, they could not afford the work. The new design both satisfied them more and saved them 40% off our previously low bid.

All that said, you can still opt for competitive bidding to check our price.

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SATISFACTION... GUARANTEED?

In a simple business with a simple product, it is easy to make a guarantee. But even a simple cup of coffee can be too hot, too cold, too strong, too bitter...

At DAKOTA DAWN, we make no irrational claims that imply that, no matter what, we will make you happy.

Construction is complicated. Client satisfaction is the result of a process that involves participation and interaction. We can promise that we will work tirelessly to find out what our clients want and to provide it. We take the time with our clients not only to listen to their needs, but to explain the process and to explain the methods and materials involved in their projects. Once we have a complete understanding, we seem to be able to make them happy.

And that is what we can definitely assert. We can guarantee that a substantial, and constantly growing, number of people for whom we have done work are very, very satisfied.

They are so satisfied, in fact, that those who have considered additional work have brought us back. In a business that sees very, very few opportunities for repeat business, we have been asked back to do a second project for five clients and we are in the planning stages for another. One customer moved and has us doing a third project at their new home. These clients represents nearly five percent of our total client base over the last fourteen years. We doubt that four percent of Americans who have had a construction project done over that period have even considered a second project. (Maybe ours are inventing work just to get us back.)

This is a tremendous complement in a society in which contractors are held to an intense level of scrutiny. It speaks to the effort and focus that is put into seeking out our clients' most important needs and insuring that they are met.

THOSE WHO KNOW USE DDD

"I have invested in 7 different significant home renovations, so I have a reasonable base of knowledge ... all the staff and subs of Dakota Dawn were knowledgeable, friendly, showed up on time, kept their work areas clean and performed quality work.

There is no question that the value of my home has increased well in excess of the cost of the work, because I am convinced of the value of your services"
I.C. -- Wynnewood, PA

"I love my home. You made it everything I wanted and more."
M.N. - Gulph Mills, PA

New clients... return clients. Dakota Dawn excels at the one key issue in residential construction... client satisfaction. Contact us for a list of happy people who have used us to make their lives more exciting .

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