It’s all like this: shredding ads on virtual (and not) real estate agencies. At first all ads seem like business, then you do not know why, but there is always something that does not convince everyone: the house is too expensive, too small, too far out of the city center, with little natural light.

But one day, magically, you find it! look at it! That could become the house of your dreams! Location, space, price. You finally found what you were looking for! Yes, now you talk to your girlfriend or boyfriends, to your parents, with the bank (!). Make your offer and finally … yes: you buy it!


And now? What is the path to turning an idea into reality? From announcing the real estate agency to the realization of your projects, which are the main steps to be sure that the acquired property becomes the beautiful and functional space that you will call ‘my home’?

The job you are waiting for is not easy at all, and some great mistakes can be around the corner. The risk, for example, is not to get the expected result, to strive at times, or worse, to be completely out of the budget available to accomplish it.

Below is a brief vademecum about how to turn a real estate purchase into the house you wanted, the right path to keep track of the aesthetic / functional result, the times and costs of realization.


To be correct, this is a very important step that begins before buying the property. In particular, urban planning, cadastral checks and mortgages verification are all investigations that need to be made before the purchase is completed so that no unexpected burdens can be found.

After purchasing, I suggest you choose a good consultant (usually an architect) who can technically support you in managing all the figures that will take part in the fulfillment of your beloved project.

Advice by experience to ask at this stage the budget for the architect, perhaps splitting performance for performance, including time and payment methods, and then preparing for him a regular and clear contract; This is important first of all because the contract is mandatory by law, secondly because you will avoid unpleasant situations in the future with your consultant, who are likely to ruin the necessary good climate between the parties. To recap:

  • Urban, cadastral, mortgage verifications
  • Choice of consultants
  • Contract with consultants


Well, we finally came to one of the most exciting moments – the one where you will tell the architect all your desires, your needs, the style you like the most. Here the fantasy flies, and it is right that it is so, but do not worry, then your consultant will think about describing the pros and cons of any idea.

The architect will take some time to prepare the project (or conceptual design), within which many, if not all, will gather your wishes and propose solutions that you would not have imagined! Our design studio is able to develop the draft maximum generally within 2 weeks of the assignment.

At that time we prepare a general plan (usually at 1:50 scale) with the location of the main furnishings, identifying the functional areas and the routes of fruition, enriching the proposal through reference images (ideabook type) that will serve to begin Talk about style and, in the case of new designs or projects for custom walls and furniture, drawing out prospects and sections.

When you submit your project, it usually follows a review phase of the project, since you may generally like the project, but for your own experiences and personal preferences, you would prefer some variants.

The architect will revisit the project and after this phase, it is generally advisable to request a 3D photorealistic modeling of the design concept to help everyone (customer and designer) better manage the project.

At the same time, in some cases, it may be necessary to have a statutory audit, in particular at the municipal offices, of the feasibility of all the desired works (especially in the case of extensions, door openings and windows on supporting walls, wall cuttings, Solai, roof remodeling etc)

I strongly recommend at this stage a summary calculation of the costs of implementation, in order to verify that the project in general is feasible in all its parts. It happens too often to proceed with all the design, then find yourself asking for unrealizable budgets.

Better know before, and if necessary review the project immediately through a cut in costs, thus succeeding in maintaining the quality of the project. It’s good to experience a fund spending of at least 15% more than the calculated one, especially when it comes to restructuring.

To recap:

  • Sharing wishes and buyer ideas – architect
  • Drafting of the concept of design
  • Regulatory review
  • Calculation of expenditure summary
  • Revision of the project
  • 3d images


If the interventions are simple (not subject to building practice) generally this phase is very small if not non-existent. If, on the other hand, these are important renovations or the construction of a new building, other consultants and depositories will be required.

Well, now that it is quite clear what we will accomplish and that the overall project has been shared by all, it is time to develop plant projects (electrical plant, hydroelectric plant, heating and air conditioning, solar thermal etc), structural design (if necessary) , The architectural executive project. Therefore, the construction engineer, the mechanical engineer or the electrotechnical engineer, the geologist may be required, depending on the complexity of the project, as well as an architectural design study (construction packages, precise indication of the materials to be used, ignition diagrams and points Light etc.)

The project at this stage will be further enhanced according to the technical specifications and will go hand in hand, such as a tennis or table tennis game, from architect to engineer constantly, revised from time to time according to choices that will be matured together .

At this stage, the customer may often be called to express preferences on a solution rather than the other and finally precede the final approval of the project.

The drawings prepared by the various technicians will then be annexed to the building practice, which the architect and the engineer will be able to deposit with the municipality and the Competent Offices (civil engineering, superintendencies etc)

Summing up, if necessary for more complex interventions:

  • Development of static and plant projects
  • Final approval of the project by the customer
  • Presentation of municipal practice and competent offices


At the beginning of this process, it is a good idea to draw up an estimate metric that, together with the specifications, can be used as a basis for competitions of manufacturing companies. Once the estimate metric has been drawn up, it is advisable to submit this document to 3 quality companies, with good references, in order to make their offer on specific work specified in the tender specifications.

Constructing construction companies on specified workings is the only way to really compare prices depending on a well-defined expected quality.

Once budgets have been collected, bids must be evaluated per entry to understand how and where the rebates are, to understand who offers the best value for money. Choosing the Enterprise, finally opening the yard and starting the job!


  • Estimate and specification metric
  • Competition between trusted manufacturing companies
  • Choice of the winning company
  • Opening of the yard


Here we are! We have come to the moment of the path that will culminate in the complete realization of the project: finally the construction phase has begun, which will spit blood and blood to the Director of Works and to the possible Security Coordinator! But the more you have been good at defining things in the design phase, the more you run smoothly the implementation phase. Reflections on the yard are always possible, but they waste time and money! So think about it well!

It is at this stage of the yard, too, that we can define any custom furniture and make orders for the furnishings of the house (kitchen and fitted walls, bedrooms, sofas, stays etc) to match the colors and finishes chosen for Floors and walls. Finally, then:

  • yard
  • Custom design project
  • Buying furniture
  • Home ready!


And finally, there is the house you wanted. It has been long and has required a lot of energy from everyone but the result (if you know how to choose good consultants and businesses) will be worth it. Maybe you did not finish everything, maybe the new couch and the bed of the little room will take you later (as I did, since I had finished the money …) but this will be your home, your Corner of the world! Enjoy it!

I hope that the vademecum will be useful for orienting yourself in the perilous world of the new home renovation / realization.

If you want more info or ask for our advice, call us by phone or skype or through this link to our  new app for project on line!


The picture of the cover and the last two pic of interiors are by Jacopo Ferrari

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