Frequently Asked Questions
Everything you need to know about working with Immersive Amenities.
How does punch list and final completion work?
We handle all punch list items directly. The standard structure is a 10% holdback until substantial completion is signed off — then we close out any remaining items before final release.
Do you carry your own insurance?
Yes, we carry our own insurance with standard coverage. We're happy to discuss specific requirements or additional insured endorsements on a project-by-project basis.
Can this fit within our existing CapEx cycle?
We can work within your capital improvement cycle and stage projects accordingly. That said, our model is built for comprehensive amenity programs — not small one-off scopes. We can phase a larger renovation over time, but the scope needs to justify the engagement.
What's your warranty coverage?
Standard warranties apply across all of our work. If anything breaks, you call us — we're your single point of contact for everything we designed and installed.
How do you handle installation in occupied buildings?
We close one to two areas at a time and work to minimize disruption to residents and guests. Phasing and scheduling are planned upfront so your management team knows exactly what to expect and when.
Who handles permitting?
Permitting is handled by us and our local GC partner in that state — they pull the permits for our scope and coordinate inspections. If your own GC is already handling permits on the broader property, we coordinate closely so nothing conflicts or causes delays.
We already have a GC — how does that work?
It's flexible. In most states we partner with a local GC to handle permitting and on-site coordination on our scope. If you already have a GC engaged on the property — for units, hardscape, or other work — we can work alongside them directly, or have our GC partner coordinate with yours. Either way, we own the amenity program end to end and you have one point of contact for anything in our scope. It's not one-size-fits-all; we do what the project needs to get it done right.
Do you work across multiple properties for the same client?
Absolutely — and we prefer it. We build long-term relationships and work across portfolios with many of our clients. Multi-property partnerships allow us to work more efficiently and deliver more consistent results across your holdings.
Can you value-engineer to hit a specific budget?
On larger scopes, we can find ways to value-engineer less critical areas while protecting the spaces that matter most. We pride ourselves on quality and level of detail — we're not the cheapest option, but we are the most differentiated one.
How does your timeline compare to hiring an architect and GC separately?
Typically much faster when comparing apples to apples. Every scope lives under one roof — design, fabrication, installation — so by definition most of the process moves faster than coordinating between separate firms with separate timelines.
Is there a minimum project size?
That's ultimately up to the developer or owner, but our average project spend is around $400K. That level of investment needs to make sense relative to the property — it should amortize over enough units or enough revenue impact to justify it.
How does pricing work?
Pricing is transparent and largely fixed once a project is fully scoped. We deliver the same level of service on every project — the only variable is the per-space cost. Volume helps: the more spaces we do together, the more efficient we can be.
Why should we spend on amenities instead of unit renovations?
Because amenity dollars hit every door in the building from day one, while door-by-door renovation dollars hit one apartment or one guestroom at a time as leases turn. A $500K amenity program across 250 doors reshapes the entire asset in 20 weeks. The equivalent door-by-door renovation path — $15K–$20K per unit across the same 250 doors — runs $2.5M to $6M and takes three years of turnover to fully deploy. And it produces doors that look like every other renovated door in the submarket. The per-door math favors amenities almost every time.
Do you present to our client directly, or do we stay as the face?
Completely up to you. We can present alongside you as your build partner, meet the client directly on your behalf, or whitelabel the entire engagement under your brand. Of course, in some cases you are the client, in which case this question is moot.
What happens if the design exceeds the budget?
We wouldn't provide a budget until we've fully scoped the project. Once scoped, pricing is fixed and transparent — it's up to the client to approve before anything moves forward. The only additional costs would be for unforeseen site conditions or change orders.
Can we spec our own materials?
Yes. We can work with nearly any material you'd like to specify. If something presents a buildability or durability challenge, we'll flag it early and suggest alternatives — but the final call is yours.
How involved do we stay after concept approval?
As much or as little as you'd like. Some partners stay hands-on through installation. Others hand it off after design approval and check in at key milestones. We're flexible either way.
If we bring a concept, how much of our design intent survives?
As much as you'd like — but what we really do well is bring our own creativity and design perspective to every project. Most design partners find the work gets stronger through our collaboration, not diluted by it.
What's a typical project timeline?
After the discovery call and high-level proposal (about 2 weeks), the design phase runs 4–6 weeks. Fabrication and procurement: 8–12 weeks. Installation: 1–3 weeks depending on complexity. End to end, most projects take 16–22 weeks from proposal signature to keys.
Do you do outdoor spaces too?
Absolutely. Playgrounds, dog parks, fire pits, outdoor lounges — any outdoor space where we can create a differentiated, immersive experience. We don't do hardscape or landscape, but anything that creates a destination moment outdoors is in our wheelhouse.
Do you work nationwide?
All 50 states. We fabricate centrally and deploy installation teams anywhere in the US. In most states we partner with a local GC for permitting and on-site coordination — our project team stays the single point of contact for the amenity scope throughout.
What does 'design-build-install' actually mean?
It means one accountable team handles everything from first concept through final walkthrough: architectural design, 3D rendering, custom fabrication, procurement, nationwide logistics, and installation. One point of contact from sketch to keys — and one team responsible for the result.
Do you have a sister brand for residential projects?
Immersive Playrooms applies the same craft to custom luxury playrooms in private residences. Same in-house design team, same commercial-grade build standards, sized and styled for the home.