Professional fees — Architecture, structural, MEP, civil engineering, surveys, and permitting fees are separate from construction cost. Typical range: 10–18% of construction budget.
Pool / spa — Gunite pool with deck: $80,000–$250,000+. Not included unless in the scope above.
Landscape & irrigation — Hardscape, plantings, and irrigation systems beyond paved areas entered above. Luxury residential: $50,000–$200,000+.
AV / home automation — Structured wiring, home theater, distributed audio/video, and smart-home control beyond standard electrical rough-in. Luxury add: $30,000–$150,000+.
Furniture & furnishings (FF&E) — Interior design, furniture, window treatments, art, and accessories. Not construction cost — often a separate owner-direct budget.
Custom millwork above casework allowance — Built-in libraries, wine rooms, butler's pantries with custom cabinetry above the Div 06 casework baseline.
Appliance allowance upgrades — Div 10 specialties include a builder-calibrated appliance allowance. Luxury appliance packages (Sub-Zero/Wolf, La Cornue, etc.) can exceed the baseline by $30,000–$80,000.
Site utilities & infrastructure — New water/sewer taps, electrical service upgrade, gas main extension, or septic/well where not in Div 02.
Developer / owner soft costs — Construction financing interest, title/closing costs, owner's rep, builder's risk insurance, and HOA assessments during construction.
Change order reserve — Client-directed design changes during construction. Industry norm: 5–10% of construction budget on custom residential.