Common questions
Useful clarity,
before we begin.
24 questions answered
Straight answers to what people actually ask us — about scope, cost, timeline, changes, geography and what happens once the building is finished.
01The practice
What kinds of projects does MIYAAR undertake?
MIYAAR takes on bespoke private residences, premium interiors, brand environments and a small number of design-intensive special projects. That means custom villas, estates, farmhouses, penthouses, major home transformations, turnkey apartment interiors, and commercial fit-outs for retail, clinics, hospitality and founder-led workplaces.
Does MIYAAR provide both design and construction?
Yes. Integrated design-build is the default model: architecture, interiors, coordination, procurement and construction sit under one accountable contract. MIYAAR also offers design plus project management, interior turnkey, and a paid pre-project Project Blueprint where those suit the commission better.
What is design-build, and why does MIYAAR work that way?
Design-build is a delivery method where one firm holds both the design and the construction contract. Under separate appointments, the client sits between an architect and a contractor whenever they disagree. Design-build resolves buildability, coordination and cost conflicts internally, so the approved idea survives contact with the site.
02Process & timeline
How does a project with MIYAAR begin?
It begins at M0 with a qualification conversation covering your site, scope, location, investment range, timeline and how decisions get made. The outcome is an honest recommendation for the next step — including saying so when MIYAAR is not the right practice for the project.
What happens after handover?
M9 covers it. You receive as-built records, warranties, test certificates and maintenance guidance at handover, followed by defect response and scheduled reviews as the space settles into real use. Care after completion is a stage of the process, not a favour.
How long does a bespoke home take from first conversation to handover?
Typically 18 to 30 months. Design and detailing account for roughly 5 to 9 months, statutory approvals 2 to 4 months often running alongside design, and construction 12 to 20 months depending on area, access and finish complexity. A committed stage-wise programme is issued at M5.
03Cost & commercial
How does MIYAAR handle changes during construction?
Through formal change control. Every variation is priced, documented and approved in writing before it is executed, and the effect on programme and cost is stated at the same time. There are no silent substitutions — a material or detail is never swapped without written approval.
What does a project with MIYAAR cost?
Cost depends on scope, site conditions, structural complexity and finish level far more than on area alone, so MIYAAR quotes bands with stated assumptions rather than a headline rate per square foot. The investment guide explains what actually moves the number, and a Project Blueprint produces a defensible range for a specific project.
04Location & logistics
Where does MIYAAR work?
MIYAAR is based in Bengaluru and works across Karnataka and selected locations elsewhere in India. Geography is confirmed during qualification rather than promised in advance, because the density of supervision a site receives is what protects the finished result.
Can MIYAAR work with a client who lives abroad?
Yes. NRI clients building in Karnataka are a regular part of the practice. Documented decisions, scheduled reporting, photographic and video progress records and a clear approval trail matter more when you cannot visit — which is exactly what the M0 to M9 framework is built to produce.
05By practice
Design
Explore DesignCan I take MIYAAR drawings to my own contractor?
Yes — that is the point of this service. You own the drawing set outright and can build with any contractor you choose. The BOQ is written so that several contractors quoting the same set produce genuinely comparable numbers.
Can I get only 3D rendering, or only structural design?
Yes. Any of the ten services can be commissioned on its own. Structural design, MEP, 3D visualisation, interior design and consulting are all available standalone, without taking the full architectural package.
What does a construction-ready set actually include?
Dimensioned plans, sections and elevations; door, window and finish schedules; staircase, kitchen and bathroom details; flooring layouts and levels; structural drawings with reinforcement schedules; electrical and plumbing layouts; and 1:5 details at the junctions that matter.
How long does the design stage take?
For a bespoke home, typically four to seven months from Life Brief to a complete construction-ready set — roughly 2 to 4 weeks for discovery, 3 to 6 weeks to define direction, 6 to 12 weeks to develop and coordinate, and 6 to 10 weeks for detailing and BOQ.
Can I move to Design & Build later?
Yes, and clients often do. The design work carries over completely — nothing is redrawn. Many people start here to see how we think before committing to us for construction.
Design & Build
Explore Design & BuildWhat does Design & Build add over Design alone?
Everything in Design, plus delivery: procurement that protects the specification, site execution under method statements, inspection and test plans, formal change control, site safety, weekly project reporting, and handover with warranties and aftercare.
Who carries the risk in a design-build contract?
MIYAAR carries design risk and construction risk together, which is the central advantage — there is no gap for the two to be blamed on each other. You carry scope-change risk, decision-latency risk and anything explicitly excluded from the contract.
Does design-build cost more than hiring separately?
It often carries a higher headline fee and a lower total cost. Separate appointments look cheaper at signing but absorb coordination gaps, redesign, variation claims and delay — expenses that appear later and are rarely traced back to the procurement route that caused them.
What happens if something goes wrong after handover?
MIYAAR carries a one-year defects warranty from handover. A building only reveals itself through a full cycle of use and a full monsoon — electrical faults, plumbing leaks and waterproofing failures surface in that first year or not at all. We hold scheduled reviews at 30, 90 and 365 days, and defects raised in that period are ours to put right.
How long does a bespoke home take?
Typically 18 to 30 months from first conversation to handover. Design and detailing account for roughly 5 to 9 months, approvals 2 to 4 months often running alongside design, and construction 12 to 20 months depending on area, access and finish complexity.
Brand Environments
Explore Brand EnvironmentsHow quickly can a retail or clinic fit-out be completed in Bengaluru?
A typical commercial fit-out runs 8 to 16 weeks on site once drawings are frozen and long-lead items are ordered. The critical path is almost never construction — it is approvals, long-lead equipment and decision latency. MIYAAR sequences all three from M5 so the opening date holds.
Do you handle licences and statutory compliance?
We coordinate them and track them on the critical path — trade licence, fire clearance, health and pollution board where applicable, and signage permissions. Applications are made in your name, but sequencing and chasing them sits with us.
Can you work to a fixed lease start date?
That is normally the governing constraint, and we plan backwards from it. Rent running against an unopened space is the real cost of delay, so at M0 we tell you honestly whether the date is achievable before you sign anything.
Do you work with franchise brands who have fixed design standards?
Yes. Where a brand manual governs the design, our role shifts to faithful local execution — interpreting the standard for the site, resolving compliance and services, and delivering to the brand's audit requirements.
Not answered
here?
Ask us directly. Qualification conversations exist precisely so that the questions specific to your site, your family or your business get proper answers before anyone commits to anything.
Ask MIYAAR