Design & Build — Turnkey Interior Design in KL

When clients tell me what frustrates them most about renovation projects, it’s almost always the same thing: too many people to manage. The designer says one thing, the contractor says another, the timeline slips, the budget creeps, and nobody takes ownership of the problem. That’s the gap design and build closes.

I’m Minal Tejani, a MIID-certified interior architect based in Bangsar, KL, with over 15 years of experience. I offer full design-and-build services — a single point of contact managing everything from the first concept sketch through to the final defect inspection and handover.

What Is Design and Build?

Design and build is a project delivery method where one party is responsible for both the design and the construction. Instead of hiring a designer who produces drawings and then separately engaging a contractor to build them, you work with one integrated team that handles the entire process.

In traditional procurement, the designer and contractor operate independently. The designer specifies; the contractor prices and builds. Disagreements between them become the client’s problem to resolve.

In design and build, accountability is consolidated. There’s one contract, one timeline, one budget, and one person answering your calls.

Design and Build vs Design-Only: Understanding the Difference

Design-Only

In a design-only arrangement, I produce the complete design package — concept, layout, detailed drawings, material specifications, and tender documentation. You then take those documents and engage your own contractor to execute the work.

Design-only works well when:

You have an existing contractor relationship you want to maintain
Your organisation’s procurement rules require separate design and construction contracts
You want competitive pricing from multiple contractors
The project is large enough to justify a formal tender process

Design and Build

In design and build, I manage the entire project from concept through construction to handover. My team coordinates all trades, manages the construction schedule, handles material procurement, conducts site inspections, and resolves issues as they arise.

Design and build works well when:

You want a single point of accountability
Timeline is critical and you can’t afford gaps between design and construction phases
You prefer not to manage contractors directly
Budget certainty is a priority — design and build typically provides a fixed price earlier in the process
The project is residential or small-to-medium commercial

The Benefits of Design and Build

Single Point of Accountability

This is the most important benefit. When something goes wrong on a construction site — and something always does — there’s no ambiguity about who owns the problem. It’s me. I don’t get to blame the contractor, and the contractor doesn’t get to blame the designer. Issues get resolved faster because there’s no contractual finger-pointing.

Cost Control

In design and build, I’m involved in cost management from the earliest design decisions through to final account reconciliation. I design with construction costs in mind because I’m accountable for delivering within budget. This typically results in fewer cost overruns compared to traditional procurement, where the designer may specify materials or details without fully understanding their cost implications.

Timeline Management

Traditional procurement has a built-in gap: the design must be completed and documented before the contractor can price and start work. In design and build, I overlap these phases. Construction can begin on early packages (demolition, structural work) while later design elements (joinery details, lighting selections) are finalised. This compression can save 3 to 6 weeks on a typical project.

Design Integrity

When a contractor builds from another designer’s drawings, things get lost in translation. Details are simplified, substitutions are made, and the finished result doesn’t quite match the design intent. In design and build, I’m on site regularly, checking that what’s being built matches what was designed. The gap between drawing and reality is smaller.

Quality Assurance

I conduct regular site inspections throughout construction — not just at handover. I check workmanship, material quality, and installation standards at every stage. Issues are caught and corrected early, not discovered during the final walkthrough when they’re expensive and disruptive to fix.

My 7-Step Design and Build Process

Step 1: Initial Consultation

We meet at your site — whether it’s an empty shell, an existing space to be renovated, or a property you’re considering. I listen to your requirements, understand your budget parameters, discuss your timeline, and assess the space. This meeting is free and without obligation.

Step 2: Concept Design

Based on our consultation, I develop the design concept. This includes spatial planning (floor layouts), mood boards showing the intended look and feel, preliminary material selections, and a concept-level budget estimate. You’ll see enough to decide whether the direction is right before we invest in detailed design.

Step 3: Design Development

Once the concept is approved, I develop the design in full detail. This phase produces:

Detailed floor plans and elevations
Ceiling plans with lighting layouts
Joinery and built-in furniture designs
Material and finish specifications
Electrical and plumbing coordination drawings
3D visualisations of key spaces

Step 4: Costing and Agreement

I prepare a detailed cost breakdown covering every element of the project. This isn’t a rough estimate — it’s a line-by-line budget that shows exactly what’s included, what’s excluded, and what contingency is allowed. We agree on the scope and price before any construction begins.

Step 5: Construction

Work begins. I coordinate all trades — demolition, structural, M&E (mechanical, electrical, plumbing), plastering, tiling, painting, joinery installation, and finishes. I manage the construction schedule, conduct regular site inspections, and provide you with progress updates. You don’t need to visit the site unless you want to.

Step 6: Defect Inspection

Before handover, I conduct a thorough defect inspection. Every surface, fitting, door, drawer, switch, and tap is checked against the design specifications. I compile a defect list, the contractor rectifies the items, and I re-inspect. This process continues until the quality meets the standard.

Step 7: Handover and Aftercare

You receive:

A complete set of as-built drawings reflecting what was actually constructed
Warranty documentation for all materials and workmanship
Operating manuals for any installed systems
A defect liability period (typically 12 to 18 months) during which any emerging issues are rectified at no additional cost

What’s Included in a Design and Build Package

A comprehensive design and build service covers:

Design

Space planning and layout
Concept development and mood boards
Detailed construction drawings
3D visualisations
Material and finish selections
Lighting design
Joinery and built-in furniture design

Construction Management

Contractor selection and coordination
Construction scheduling
Site supervision and quality control
Progress reporting
Variation management

Procurement

Material sourcing and purchasing
Sample approvals
Delivery coordination
Quality verification on arrival

Compliance

Building management liaison (for commercial properties)
BOMBA fire safety compliance
DOSH workplace safety compliance (for offices)
Local council requirements
Strata management approvals (for condominiums)

Handover

Defect inspection and rectification
As-built documentation
Warranty coordination
Post-handover support

When Does Design and Build Make Sense?

Design and build is the right choice for most residential projects and small-to-medium commercial projects. It’s particularly valuable when:

You’re a homeowner renovating a condo or landed property and don’t want to project-manage a contractor
You’re a business owner fitting out a new office, clinic, or retail space and need someone to own the entire process
Your timeline is tight and you can’t afford the sequential delays of traditional procurement
You’ve been burned before by miscommunication between designer and contractor

When Design-Only Might Be Better

Design and build isn’t always the best fit. Consider design-only when:

Your organisation requires competitive tendering with multiple contractors
You have an in-house facilities team that manages construction projects
The project is very large (over 20,000 sqft) and warrants a formal tender process
You prefer to engage a specific contractor for reasons of existing relationship or specialist capability

I’m happy to discuss which approach suits your specific situation. There’s no pressure to commit to design and build — the right delivery method depends on your circumstances.

Cost Structure

In a design and build arrangement, my fees cover both design and project management. The construction costs are quoted separately as a line-item budget. The total project cost typically comprises:

Design fees: 8 to 15 per cent of construction cost, depending on project complexity
Construction costs: based on the detailed scope and specifications
Contingency: I recommend 5 to 10 per cent for unforeseen conditions

For residential projects, total costs (design + build) in KL typically range from:

Condominium renovation: RM80,000 to RM250,000 for a typical unit
Landed house renovation: RM150,000 to RM500,000+, depending on scope and size
Commercial fit-out: varies significantly by sector — refer to my cost guide for detailed ranges

Frequently Asked Questions

Do I pay for the initial consultation?

No. The first meeting is free. I visit your site, listen to your brief, and assess the project. After that meeting, I’ll provide a proposal outlining the scope, timeline, and fees. There’s no obligation until you sign the agreement.

How do I know the construction pricing is fair?

I provide a fully itemised budget with quantities and unit rates for every element. Nothing is hidden in lump sums. For clients who want additional reassurance, I can arrange for a quantity surveyor review or provide benchmark data from comparable projects.

What happens if there are changes during construction?

Changes happen. Walls reveal unexpected conditions. Clients change their minds about a material. I manage variations through a formal process: the change is documented, the cost impact is quoted, you approve it (or not), and work proceeds. No surprise bills at the end.

Can I visit the site during construction?

Absolutely. It’s your project, and you’re welcome to visit whenever you like. I’ll also schedule formal progress meetings at key milestones so you can see the work at critical stages — after demolition, after M&E rough-in, after plastering, and before final finishes.

What’s the defect liability period?

Typically 12 to 18 months from handover. During this period, any defects that emerge — a drawer that sticks, a paint crack, a faulty fitting — are rectified at no cost to you. I manage the rectification process directly.

Ready to start your project with one call instead of ten?

Tell me about your space and I’ll let you know whether design and build is the right approach for you.

WhatsApp me to discuss your project