It’s been a while but I’ll add to this thread. We got a 18’x 8’ Wayne Dalton 8800 with frosted glass installed in May 2017, near Portland OR. We paid $5500 for the door installed. It collects water and has significant condensation in the winter; when you open it, you have to wait for it to stop dripping before you walk under it. Of course it’s cool and wet in our climate, but it’s pretty annoying, especially when you just had your car washed. That said, I won’t give it up because I love how it looks and I love the light it lets in! Just sharing a data point. :o)

Wow, this has turned out to be a fascinating read! I am the OP and thank everyone for posting about their experiences and ideas and philosophies of furniture acquisition. :-) Sorry I disappeared for several days but work gets a bit hectic at times, and I'm just now resurfacing. So, using the amazing powers of the internet, plus speaking to some friends and family members who have decorated in a taste and style that I like, I came up with a preliminary budget. After interviewing several people, we picked one, and so far we are very happy with her. She has been very communicative - looked at the photos of the things we said we liked, and the room photos (from magazines) that project the "feel" we want, and she has been suggesting appropriate lines and pieces. And yes, I did want to discuss budget with her, so we would be on the same page. I do NOT want to even look at a $7000 coffee table - the one we currently have has a constant parade of tiny fingerprints on it and bits of goo, and I just can't imagine worrying about a piece like that, which is SOOO perfect in size for kids to put their coloring books and sippy cups on. It would be terrible to be a child in a house and not be able to use the coffee table because your parents spent a ridiculous amount on it and don't want it to be used! She actually did say that she was appreciative of the budget guidelines during the interview. After we hired her, she suggested I look at the websites of a few companies (that I'd never heard of) and I've seen some pieces that look nice, so we will plan some shopping trips together to a design bldg (I think she said Lexington near 34th St, need to check my notes) when work slows down, and maybe the same day or another one, we'll go to the Decorator's bldg near Bloomies (on 3rd Ave) as well. For you NYers or frequent visitors to NYC out there, you might already know these places and it would be interesting to hear your thoughts on "can't miss" showrooms... Even if a place is astronomically priced, I don't mind walking in and looking around as you can glean some inspiration from it. The one place I told her I'd been to several times already during our reno is the A&D bldg, b/c there were a lot of kitchen/tile/plumbing type stuff there, and just a few furniture places which I'm already familiar with, so no need to visit that one together. She did not give me the impression that she will waste our time (yes, we are paying by the hour, with a small commission on the furniture) - she seems very organized and efficient. I do think this is fair, b/c her hourly rate is quite reasonable, and in total, the hours this will take are not huge. She also lives in NYC, and honestly, to make enough to live here, I do think the commission to the decorator is necessary, so we have no problems paying that.

loves2read, You might consider asking this question in the building a home" forum...folks there might have a better feel for what you are asking...

You don't need all sub bids in before starting construction if its a cash build and your acting as the GC - especially if its going to drag on forever like my build. Excluding insulation cost, we were at 40% percent of budget when we got the roof on. That included the building permit and the house plan costs and everything else you have listed above. I guess if we added the insulation costs it would have brought us at 45% of budget.