There are a number of advantages to building your own home in Cayman, as opposed to buying a completed property. First, stamp duty is only payable on the land instead of on the entire property. Second, if you construct your own home you will be rewarded for your efforts because as you are the developer, there will be a degree of developer's profit built into the value of your home. Third, you can choose exactly where and what to build. If you are not experienced in construction you will need to seek professional advice. Cayman is fortunate in having all the relevant construction industry professionals - architects, engineers, quantity surveyors and land surveyors - to assist the home builder. Here are a few ideas to get you started.

Selecting Land

It is important to note that purchasing your land in the Cayman Islands is really the first step in the design process, as the lot size and configuration, views, exposure to weather and light, orientation of adjoining residences, and even ground conditions will all impact what you build and how. It is highly recommended that the prospective homeowner(s) have some level of planning and consensus in place prior to shopping for and purchasing land - in other words don't let the land dictate what you build - find the land that suits the way you plan to live and the budget that you have to build with. Discussing the project in detail with a design or development professional prior to purchasing a parcel will always make for a more informed decision. Remember to factor in the cost of pilings, additional fill, and marine grade fixtures and fittings for coastal and canal lots when you plan your initial budget. Look carefully at traffic patterns and travel time at the hours that you plan to commute to work or schools, and be sure your new location suits you in this respect also. 

Have a plan and a realistic budget

Prior to selecting an Cayman architect, spend some time with your family talking in detail about what everyone's expectations are for the new home. Drafting a detailed list of rooms required, approximate sizes and how the rooms will relate to each other will help your architect hit the target early in the process and need not stifle the creative process in any way. Looking at plans online will assist you in answering the major questions early in the discussion phase without incurring cost, but remember that the lot that you eventually purchase will dictate many of the project's elements. E-plans are great, but don't fall in love with one and certainly don't purchase the drawing package online - they will almost always have to be redrawn from scratch.

    Frank discussion on all issues relating to the cost of a new home must be broached early in the game. Make sure you have budgeted for everything, from professional and banking fees through window dressings and furniture requirements, and leave some room for the items that will surely crop up through the design, build and decoration process.

Costs

Square foot costs are often quoted by builders well before any of the important decisions impacting that cost have been made. Often these quotes only refer to barebones construction costs and vary considerably depending on who is providing you with the information and what portion of the project they may be handling. You don't buy a car by the per square foot so why a home? 

   The options are endless when considering design styles, construction methods, product specifications and finishes selections. Start with a turnkey budget that you can live with, process the budget right through to a monthly mortgage payment, insurances and maintenance and make sure you are not building something that will kill your monthly discretionary "fun" budget. Being tied to "too much house" can diminish your enjoyment of it remarkably quickly. It's important to hire a professional to assist you with developing your total project budget and avoid the cost creep that most people experience when they try to administer this step themselves. Designing and building a custom home is usually the biggest investment most families will ever make so detailed planning is critical to ensure success.

THE CONTRACTUAL RELATIONSHIP

There are many ways to go about the complex process of designing and building a house. Here are the common approaches:

Design/Bid/Build

This method of custom homebuilding involves contracting an architect to take your vision for the home and, using the architect's experience and creativity, creating a set of plans that meet all your design and budget criteria. The architect typically coordinates all engineering required, supervises the procurement of all planning approvals and building permits, and if contracted to do so, may also provide a level of oversight during construction for additional fees and often on an hourly basis. A firm limit should be established on these costs at the outset.     

    Interior design services are often additional to the main contract and can extend past the selection of colours and finishes to specification, procurement and installation of furnishings and equipment for the home. It is important to understand implicitly where the parameters of the 'design' relationship begins and ends. Assumptions become misunderstandings that can fracture the designer/client relationship and must be avoided. The architect will also represent the owner in short-listing general contractors for the work, reviewing the bids and assisting in selecting the builder. You should choose your architect with great care if you are going to use the bidding method as the entire process depends upon his/her ability to fully understand and represent your best interests throughout. Your architect must have a firm grasp of building costs under this method, as the build price on the home will not be established until the bids come in. The purpose of the competitive bid process is to find the best 'value' bid which means that the drawings must be extremely detailed in order to ensure accurate "apples to apples" evaluations of the bids.

    Quite often a quantity surveyor is also retained to provide preliminary budgets, budgetary oversight during the design process and to review work completed during construction in advance of stage payments. This arrangement provides an additional comfort level for both the owner and participating lender.

Construction Management

A construction manager can be hired at the outset to coordinate the design/bid/build. Typically under this arrangement, the owner signs all contracts, including the home's subcontracts for plumbing, air conditioning and electrical. The owner hires a construction manager on a fee basis to assist him/her in acting as his/her own general contractor, thus avoiding general contractor mark-up. This approach works best when the owner is a knowledgeable and experienced buyer and has significant time to devote to the project. A good construction manager earns his fee throughout the design/build process by reducing costs without sacrificing quality but the risk is largely borne by the owner in this relationship. Some construction managers will take on the contracts, and the risks as well, but make sure that you are clear as to whom will be used to carry out the work and perform the same due-diligence that you would normally under another delivery method.

Design/Build

In the design/build approach, the owner contracts with one firm to provide both design and construction services. It is often called a turn-key contract. On a design/build project the architect/engineers and contractor are allied and work as a team to design and build a project that satisfies the needs of the owner. Schematic budgets are put in place early and tested by the builder at the schematic drawing phase to ensure compliance. A quantity surveyor is often retained by the owner/bank to provide an independent valuation once the drawings near completion. This satisfies the bank's requirement for a price check while allowing the owner to use the builder's expertise and experience throughout the design and specification process. This delivery method may also effectively fast-track the project as the construction team members can begin site and foundation works, while the interior design work is still being completed. This method is most often used by the owner who is looking for a marriage of high quality, early cost control, tight schedule management and maximum budgetary control - not just the lowest possible price. This arrangement can be provided by either an integrated firm or an architect who has a longstanding relationship with a quality builder. Again, do your homework and be sure you understand the track record and the reputation of the firms you are dealing with.

Selecting your team

In summary, each method has its devotees and detractors - it is up to the owner to decide which of the various delivery methods provides the most benefits. It is the people you select to manage the process who are the key to developing a successful project. Consider the following when choosing your design and build professionals;

> Integrity and reputation should always be main ingredients when selecting people to work with you.

> Choose design professionals who are adaptable and will work well with you and other team members. A true team spirit is needed to build the best project for the least cost.

> Select a good planning team in the beginning. The best opportunity for saving money on a construction project is during the planning phase.

> Ask your contractor, construction manager and architect to provide a checklist and procedures for administering, inspecting and testing the various stages of your project.

> Knowing your service providers have a quality assurance programme in place provides you the confidence that your project will be administered professionally and quality will be maintained from planning through completion.

> Develop confidence, trust, and a good relationship before you select your architect and contractor. Meet everyone who will be involved in making your project a success, including the full-time site personnel.

> Look at current, recent and past jobs - how are the jobsites being run today and how do past projects look after a few years of wear and tear?

> Talk to past customers.

> Check payment history and litigation history.

> Check current workload - can they handle your job?

> Can you communicate openly?  Are they listening?

> Do your homework, take your time, and move when you are SURE you are with a team that truly has your best interests at heart!

Interior Design in the Building Process

Something often overlooked and then regretted is not hiring an interior designer to look at your plans with your architect before they go to the builders. A qualified designer can look at architectural plans and work out whether the space and dimensions allowed will work or raise potential problems and limitations. They will look at the plans room by room and work out its function, including ease of access, amount of light, acoustics, seating and places to store or set things down. They will also consider how the space will be used, whether it will be for work, leisure or entertainment and their goal will be to create a unified whole.

Also consider the following:

> When in the process do you want/need to have a solid handle on all project costs? How are you going to get there?

> What is most important to you - immediate resale value, thus first cost? Long-term quality and ongoing contractor support? Design originality first and budget second? Speed of process?

> How much time do you or your spouse/partner have to dedicate to the project?

The Last Word

Have fun. Few experiences in life have the potential to be either exhilarating or devastating like the process of building a custom-designed home. Good front-end planning and communication from selecting your land to selecting your architect and builder can ensure that the process is both an unmatched exercise in self-expression and a great business decision at the same time.

The following is a list of locally registered and internationally qualified professionals we recommend to help you with building your property. Check out www.planning.gov.ky for more information. 

Architects & Project Managers

BDCL Architects

Tel: (345) 947 8654

The Burns Conolly Group, Ltd.
Tel: (345) 945-2455
www.burnsconolly.com 
Services include: Architecture, Interior Design, Space Planning, Master Planning, Hotel Design and Project Management.

Chalmers Gibbs (CGMJ Ltd.)

Tel: (345) 949 2727

Email: wil.steward@cgmj.com.ky

Services include: Architecture, Planning, Project Management, Commercial and Interior architecture. Specialized services include 3D Modeling, Brochure Graphics, Feasibility Studies and Space Planning. Building design experience includes Residential, Commercial, Retail, Industrial, Hotel Resort, and Institutional Projects.

DDL Studio Ltd.

Tel: (345) 945 3622

Email: info@ddhlstudio.com

www.ddlstudio.com

Services include: Architecture, Interior Design, Project Management, Claims Consulting, Quantity Surveying, Valuations/Appraisals, Feasibility Studies, Structural Engineering, Mechanical/Electrical Engineering, Property Management, Conveyancing.

John Doak Architecture

Tel: (345) 946 3625

Email: doak@johndoak.com

Services include: Architecture, Imagineering, Engineering, Interior Design, Master Planning, Landscape Design, Feasibility Studies, Construction Administration and Project Management for Residential, Resort, Commercial and Industrial projects.

ICON Architecture - a member of The Phoenix Group

Tel: (345) 943 8001

Services include: Residential, Commercial and Industrial Design.

Kariba Architecture

Tel: (345) 943 1551

Kozaily Designs Ltd

Tel: (345) 949 0410

OA+D Architects

Tel: (345) 945 2979

OBM International Ltd.

Tel: (345) 949 8115

Rutkowski Baxter Houghton

Tel: (345) 949 4171

Interior Designers

IDG - Interior Design Group Ltd.

Tel: (345) 943 6464

www.idgcayman.com

Woods Furniture & Design

Tel: (345) 949 5933

A few of the architectural firms also have interior designers on staff.

Land Surveyors

Bodden Roland & Co Ltd.

Tel: (345) 949 5177

Cayman Survey Associates Ltd.

Tel: (345) 945 9222

Evans & Associates Ltd.

Tel: (345) 949 4842

Patrick Broderick & Co Ltd.

Tel: (345) 949 6868

Quantity Surveyors & Project Managers

BCQS Property & Development Consultants

Tel: (345) 949 8644  

Services include: Project Management, Claims Consulting, Quantity Surveying, Valuations/Appraisals, Feasibility Studies, Engineering Services and Property Management.

Bould Consulting Ltd.

Tel: (345) 946 6063

Cayman Surveying & Property Consultants Ltd.

Tel: (345) 945 5589

DDL Studio Ltd.

Tel: (345) 945 3622

Email: info@ddhlstudio.com

www.ddlstudio.com

Services include: Quantity Surveying, Valuations/Appraisals, Feasibility Studies, Structural Engineering, Mechanical/Electrical Engineering and Property Management.

Deloitte Property Consulting Ltd.

Tel: (345) 949 5503

JEC Property Consultants Ltd.

(Chartered Quantity Surveyors)

Tel: (345) 945 5930

General Contractors

Arch & Godfrey (Cayman) Ltd

Tel: (345) 949 8785

Exeter Property Development

Tel: (345) 943 8000

Services include: Turnkey Design/Build, Feasibility Studies, Land Availability Studies, Project Management.

Hadsphaltic International Ltd

Tel: (345) 945 4135

Website: jbramblet@hadsphaltic.com.ky

Services include: General Contractor, Design and Build, Project Management, Construction Management, Specialist Concrete Works, Civil Infrastructure Works.

McAlpine Ltd

Tel: (345) 949 4666

Phoenix Construction

Tel: (345) 945 8001

www.phoenix.com.ky 

Services include: Residential, Commercial and Industrial Construction Services. Bid, Design/Build or Construction Management. Cayman Islands representative for Butler/Bluescope and Koreteck.

S.T. Bodden Construction Ltd

Tel: (345) 949 8180

Unit Construction Ltd

Tel: (345) 949 5169