Multifamily Interior Design Renovation - The Process

Our sweet spot at Arbor Fox when we work with multifamily property ownership groups that are purchasing properties for redeveloping their amenity areas. Each project is a little different, depending on the scope, but here’s a very typical scope for us - and one we love!

THE CALL
We’re contacted by the ownership group’s Capital Expenditures director. We’ve worked with this group in the past (our customer base is 90% returning customers!), so after a quick call we schedule a flight to coincide with the Due Diligence timeline.

THE VISIT
One of our team members goes out, walks the property with the CapEx director and makes notes on what’s already been discussed internally by the group’s acquisitions department. This San Diego property has a tiny fitness center, an awkward leasing setup with poor visibility for leasing agents, and underutilized and outdated amenities. A business center with 5 outdated PC’s? A game room with one pool table with missing pool cues? Not exactly inviting or awe-inspiring. The buildings look dated, and have a similar paint scheme to the surrounding strip malls and run-down apartments. The units have great layouts but dated finishes. The model is… not great. The previous owner’s wife decorated it fifteen years ago.

The mission is clear - we need fresh, clean, and updated. The leasing areas need to be reworked for a better flow and first impression, while the amenity areas need some thought on how they should be used. The units need a mid-level finish upgrade package, and brand new furniture for the model.

We take measurements using a 3D scanner and photographs of every nook and cranny. We note any areas that definitely need to be addressed (sagging beams anyone?), existing utilities, and all the awkward corners that could be better utilized. The current staff has blueprints of the office on site, which is amazing (and unusual)! It lets us review existing shear walls, roof framing, and egress plans - always helpful. It also helps us see what’s been renovated since the original build. In this case, it looks like all the renovations were cosmetic only.

Next, we visit comps in the area and get an idea of what’s selling. We go through our own internal list of amenities and see what makes sense to incorporate here, based on our visits to the comps and what we know of the target demographic. Time to get on a plane and fly home!

THE CONCEPT

Using our 3D model, we work through multiple floorplan iterations until we find one that just works. We avoid major structural changes unless the underwriting can support it - instead we focus on where we can make the most impact for the investment. It’s all about ROI here. We want a statement when you walk into the leasing office, with views of the pool and an active clubhouse. We want to be able to close off areas for resident events after hours. We want Instagrammable scenes and high functionality. We also want our coffee - where does the coffee go? Is everything accessible? Do we have enough file storage? Where does the copy machine go? All these things are running through our head until we figure out the right flow.

We put together a moodboard with concept images to illustrate the design direction, and use that to continue to develop the design. What does the leasing desk look like? Do we frame the window to the pool with curtains made of a moody velvet or a breezy linen? Should we use this bold tile behind the coffee bar (always the coffee)? Which way do the treadmills face? We work through all these questions until we have a design that works for leasing and residents alike, and send off the imagery to the client.

THE DEVELOPMENT

No surprise, they love it! We work through some tweaks with the client. They want to use a new logo as a design element, and incorporate a touchscreen leasing screen in their properties from now on. We make a note internally of the touchscreen for future projects, and work through the revisions with the client, then start compiling a 14 page construction set with lighting, electrical, and finish plans, elevations of all the major elements, and specifications for everything the GC would purchase. A furniture package is submitted with pricing for the amenity areas and models, while the ownership starts bidding out the work to their preferred GCs.

We put together three potential paint schemes, applied digitally on photographs of the unit buildings. Each one is significantly different from the other, ties in with the new branding, and avoids being too similar to any surrounding properties. The clients choose the first option, so we put together a full callout package for the paint contractor that will be submitted along with the paint manufacturer’s specs for preparation and application.

The unit scheme package is presented with specifications and a scope of work. These units have a funky little light on a kitchen wall that needs to be addressed, and someone long ago decided putting vinyl baseboard along the front of the alcove tub was a good idea. These are all addressed in the scope of work.

PROCUREMENT & CA

Once the construction contract is awarded to the client’s preferred GC, we’re notified of the negotiated construction schedule and start our procurement process. Every item on our proposed budget sheet needs to be reviewed, submitted for ordering, reviewed again, shipped, received, inspected and stored. We’re coordinating with the manufacturers or distributors, shipping companies, and our partner warehouse (that’s local to the job site). We’re working on replacements when the inevitable item gets damaged or lost.

While we’re procuring, we’re also on biweekly zoom calls with the GC, property management, CapEx manager, and any interested parties to go over the scope. We’re answering any RFIs and issues that pop up on site.

We review the sample paint as its applied to the building.

AND DONE

Once construction is complete, we coordinate with our local warehouse and schedule a date to install the furniture, artwork, and fixtures that transform our project. Usually we’d do one trip for the model and one trip for the amenity areas, but in this case both areas are ready at the same time. We arrive on site to direct the warehouse crew, hang artwork, and stage everything to perfection. After a hectic 72 hours on site, the model is ready to tour, the office is ready to move in, and the clubhouse is ready for residents. And we’re ready for another cup of coffee.