Luma Design · Luma Build
Design + Build, reserved for Luma clients.
Plans, permits, renovations, and improvements from a team with years of residential construction in Seattle — available to the people we represent in buying and selling.
Why it’s exclusive
We’re not trying to be everyone’s contractor.
Good contractors in Seattle are hard to book. We don’t want our clients to wait behind a long list of strangers when they need help with a home we helped them buy.
So we reserve our design and construction capacity for Luma real estate clients. It lets us prioritize the people who trusted us with their transaction — and stay available long after closing.
Design and construction are separate services from real estate brokerage, provided under their own written agreements, and subject to scope, scheduling, and availability.
What we can help with
From a single room to a whole new chapter for the house.
Kitchen & bath renovations
Layouts, finishes, and construction for the rooms that matter most.
Basement finishing
Turning unfinished space into family rooms, guest suites, and offices.
Home additions
More room without moving — designed to fit the house and the site.
Garage conversions & ADUs
Living space above or in place of a garage, or a backyard cottage.
Design & permit coordination
Drawings, plans, and permit applications with the City and nearby jurisdictions.
Residential remodeling
From opening a wall to reworking a whole floor.
Construction management
Scheduling, trades, inspections, and communication handled for you.
Improvements & maintenance
Repairs and ongoing care, with on-call help when something comes up.
Design Build
The process
From first idea to finished space.
Every project is different, but the path is familiar. Here’s how we typically work.
- 01
Idea
Start with a conversation
Tell us what you’d like to change. We visit the home, listen, and talk through what’s possible.
- 02
Plan
Feasibility & budget range
We look at the structure, the site, and likely permit requirements, and give you a realistic sense of scope and cost range.
- 03
Design
Design the project
We develop the layout and details with you, refining until the plan feels right and fits your budget.
- 04
Permit
Permitting
If the work needs permits, we prepare and submit the application and respond to reviewer comments. Review times are set by the jurisdiction.
- 05
Build
Construction
With an agreed scope, price, and schedule, we build — keeping you updated and the site well-run.
- 06
Care
Ongoing support
After the project, we’re still around for questions, warranty items, and whatever’s next.
Existing clients
Start a project.
Bought or sold with Luma? Tell us what you’re thinking about and we’ll schedule a visit.
Not a client yet? We’d love to help you buy or sell first — that’s how access to Design + Build begins.
Construction services provided by Northview Holdings LLC, Washington contractor registration NORTHHL774P3.
Questions
Design + Build FAQ
Who can use Luma’s design and construction services?
Clients who have bought or sold a home with Luma, or who are currently working with us on a transaction. [Confirm eligibility rules — e.g. how long after closing, and whether other properties a client owns qualify.]
Why not offer construction to everyone?
Because capacity is limited, and we’d rather be dependable for the people who trusted us with their home than overcommitted to everyone. Keeping it exclusive lets us prioritize our clients.
Is this included in the brokerage commission?
No. Design and construction are separate services under separate agreements, priced by scope. Being a Luma client gives you access; it doesn’t make the work free.
Can you guarantee a timeline or a permit approval?
No one honestly can. Permit timing and approvals are decided by the jurisdiction, and schedules depend on scope and availability. We’ll give you realistic expectations and keep you informed.
Do you provide fixed-price estimates?
Early on, we share ranges to help you plan. Once the design and scope are defined, we provide pricing in a written agreement before any work begins.