On a multi-family project you start with the developer's brief: who the buyer is, what the market expects and what the budget allows per unit. You develop colour schemes, often two or three, such as a lighter and a darker option, and select the finishes for each: flooring, cabinetry, counters, tile, hardware, plumbing fixtures and lighting. You write a finish schedule keyed to unit types, and design the lobby, corridors and amenity rooms.
You work closely with the architect on ceiling heights, bulkheads, window positions and where the kitchen can go, and with the electrical and mechanical designers on fixture locations. Before a presale launch, your schemes become renderings, sample boards and often a display suite. Buyers pick a scheme, and sometimes upgrades, from what they see.
Then construction starts. A counter is discontinued, a tile has a long lead time, a fixture is value-engineered. Each substitution is small, but together they open a gap between what buyers were shown and what gets built. On a custom home the same thing happens at a smaller scale: decisions made with the homeowner over months, across texts, emails and site visits.
The designers who avoid most of this share a habit: the finish schedule is the single source, and every image, sample board and display suite traces back to a version of it. When a finish changes, the schedule changes first, then everything that shows it. It sounds obvious. It fails when the schedule lives in one place and the images live in five.
The render shows a warmer oak than the one specified. Buyers remember the picture, and the complaint comes at the walkthrough.
We build interiors from your finish schedule and product information, and you check each material on the image before it is approved.
More →A finish changes during construction, but the marketing images do not.
We update the scene and add a new version beside the old one, so the record shows which images changed.
A tile that looks right on a board can overwhelm a small bathroom.
Seeing the scheme in the actual room, at the real window, shows scale and light before anything is ordered.
Three schemes across four rooms is twelve images, and the budget notices.
Scheme changes are material swaps in one 3D scene, so extra schemes cost less than new views. Your scope shows the difference.
The client approves a grey on a phone that looks green on a laptop.
We match to your swatches and product data, and the review notes say which physical sample governs. A render shows relationships; the sample confirms the colour.
On a custom home, a homeowner approves a fixture by text and forgets by the next site meeting.
Approvals on the image sit on the record with a date, visible to everyone invited.
More →Furniture and décor in a render can imply what is included.
The display suite was built with an early sample, and buyers compare it with the brochure.
Both are checked against the same dated schedule, so the difference is caught before launch.
Schemes that sell and hold to a per-unit budget.
A decision on schemes before interiors are rendered.
Scheme approvals are dated on the record, so rendering starts from a settled schedule.
Your layouts early enough to coordinate walls, bulkheads and services.
Final window positions and ceiling heights.
Interior views come from the same model as the drawings. See for architects.
Approved images of each scheme, and to know when one changes.
To see what is being published.
They draw from the approved set. See for marketing and sales.
A clear, current finish schedule and word of approved substitutions.
Early warning of lead times and discontinued products.
A substitution becomes a new, dated version, not a hallway conversation.
To see what they are choosing between.
Their choice, in writing, at the right moment.
Invited guests review on the image and approve on the record.
Your palette where the lobby and amenity rooms meet the outdoors.
Their materials at the threshold.
Indoor and outdoor views sit side by side. See for landscape architects.
Clear specifications and quantities.
Product data, samples and early notice when something is discontinued.
The approved finish on the image matches the product code in your schedule, which makes a substitution easy to trace.
Finish schedule with product names and codes, swatches or photos, millwork drawings, reflected ceiling and lighting plans, and a furniture plan if you have one.
Your estimate lists which rooms, which schemes and how many rounds, before we start. Kitchens and main bathrooms usually carry a presale; lobbies and amenity rooms sell the building. Decide which rooms earn a view in every scheme and which need only one.
Plain-model views first, so the kitchen is framed the way buyers will stand in it.
Pin a comment on the counter edge or the grout colour. Each note stays with its answer.
Once one scheme is approved, the others are material changes to the same room.
When a finish changes, we update the scene and add a dated version. Marketing can see which images changed and replace them, and the old version stays on the record in case a buyer asks what they were shown.
Many projects offer two or three, often a lighter and a darker option. More choice helps some buyers but adds cost in renderings, sample boards, display suites and ordering. Match it to the market and the size of the project.
Yes. Schemes are material changes in the same 3D scene, not new views, and they are made in the model, not by AI.
A finish schedule with product names and codes, swatches or photos, millwork drawings, lighting and ceiling plans, and a furniture plan if you have one. Unit plans and window positions come from the architect's set.
It will be matched to your product data and swatches, but every screen and printer shows colour a little differently. Use the render to judge relationships and scale, and the physical sample to confirm the colour.
We update the scene from the revised schedule and add a new version. The record shows which images changed, so marketing can replace them.
Yes. Anyone you invite gets a free guest dashboard, and approvals on the image are kept with a date.
No. AI can change light, season, styling and people, but never a finish. Finish changes are made in the 3D model and checked against your schedule.
Yes. See staging. Staging is kept separate from finishes, so furniture never stands in for what is included.
Often yes. A display suite shows one unit in one scheme; renderings show the other schemes, other unit types and amenity rooms. They also go where a display suite cannot: websites, brochures and broker kits.
