Spaces Podcast

222. Biggest Mistakes Building Owners Make

In this episode of SPACES, Dimitrius breaks down some of the most common mistakes building owners make, including skipping permits, hiring the wrong team, starting construction too early, underestimating total project costs, making changes without understanding their impact, and prioritizing speed over clarity. For a deeper look at these issues, Chapter 5 of Before You Build covers common project mistakes and strategies for reducing risk before construction starts. As discussed: Before You Build is Dimitrius’ strategic pre-design framework for homeowners and business owners planning kitchens, ADUs, additions, renovations, and small commercial tenant improvements. It helps you define scope, understand costs, think through soft costs and contingency, assemble the right team, understand timelines, and avoid common mistakes before spending money in the wrong direction. Before You Build Guidebook Download LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved

221. How to Deliver Middle Housing with Garland Harris Jr

In this episode of SPACES, Dimitrius sits down with Garland Harris Jr., President of Middle Housing Design Co., to discuss how small-scale housing can help address affordability, infill development, and the changing needs of American cities. Garland shares how his experience in residential design, production homebuilding, and development led him to build a business around duplexes, triplexes, fourplexes, townhomes, and other forms of middle housing. He explains how repeatable plans, construction efficiency, and firsthand development experience allow his team to move projects faster while controlling costs. The conversation also explores how Garland evaluates land, identifies neighborhoods with long-term growth potential, approaches development financing, and navigates regulations often written for projects much larger than the small infill developments he is trying to build. Dimitrius and Garland also look toward the future, discussing how smaller homes, changing transportation habits, delivery services, autonomous vehicles, and reduced dependence on cars could reshape housing, parking, density, and neighborhood design. Topics include: The business model behind Middle Housing Design Co. Duplexes, triplexes, fourplexes, and missing-middle housing Designing repeatable, cost-efficient housing Small-scale infill development Land acquisition and neighborhood growth indicators Financing development projects Permitting and regulations that make small projects harder Housing affordability and the need to build smaller The relationship between transportation, parking, and housing How changing mobility could reshape future communities As Discussed: Middle Housing Design Co. Enjoyed this episode? You might want to also listen to the limited series Going Green & Built to Divide LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved

220. The Impact of Interior Design

This episode of SPACES explores the vital role of interior design in construction projects, emphasizing how early involvement can save time, reduce costs, and enhance the final space. Dimitrius highlights how interior designers add value beyond aesthetics, especially in kitchens, bathrooms, and commercial spaces. As discussed: Before You Build is Dimitrius’ strategic pre-design framework for homeowners and business owners planning kitchens, ADUs, additions, renovations, and small commercial tenant improvements. It helps you define scope, understand costs, think through soft costs and contingency, assemble the right team, understand timelines, and avoid common mistakes before spending money in the wrong direction. ACT NOW: the next 25 purchasers get it for a special discount rate of $9! Before You Build Guidebook Download LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved

219. Sustainability Beyond Altruism with Helen Neal

In this episode of SPACES, Dimitrius speaks with Helen Neal, founder of HN Communications and a sustainability communications specialist working with global corporations and NGOs, about greenwashing, regulation, AI, and the changing business case for sustainability. Helen explains that greenwashing is not always the result of intentional deception. More often, problems emerge when detailed sustainability data moves from technical teams into marketing and communications, where complex information can become simplified, polished, or overstated. The conversation also explores a broader shift in how sustainability is being understood inside business. Rather than framing it solely as carbon reduction or an altruistic responsibility, Helen sees sustainability increasingly becoming a conversation about long-term business resilience. Dimitrius and Helen also discuss the role of artificial intelligence in sustainability communications. AI can help organizations analyze increasingly complex regulations and identify potential risks in their messaging—but it can also hallucinate regulations, produce inconsistent answers, and confidently rewrite claims in ways that create even greater exposure. Ultimately, the human expert remains essential. In this episode: What greenwashing actually means Why many greenwashing problems are unintentional How sustainability data gets distorted through marketing and communications Why environmental claims increasingly require evidence and verification Examples of companies getting sustainability messaging wrong The growing regulatory landscape surrounding green claims What “green hushing” means and why companies are doing it Why staying silent about sustainability can also create risk The importance of honesty, humility, and transparency How sustainability is becoming a boardroom and business-resilience issue Supply chain security, energy security, and resource management Why sustainability and profitability do not have to conflict How AI can help analyze sustainability regulations The risks of relying on large language models for factual or regulatory guidance Why human expertise becomes even more important as AI adoption grows The continued importance of human stories in sustainability communications Why Helen is optimistic about the next generation of business leaders As Discussed: Helen Neal HN Communications Webinar: Getting Ready for ECGT: What the New Rules Mean for Sustainability Communications Enjoyed this episode? You might want to also listen to the limited series Going Green LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Unstruct Design Vault

218. How to Hire the Right Contractor

In this episode of SPACES, Dimitrius breaks down how homeowners and business owners should evaluate contractors before committing to a renovation, ADU, addition, kitchen remodel, or small commercial project. The episode explains why price without context can be dangerous, why vague scope leads to incomparable bids, and how drawings, specifications, communication, qualifications, and transparency all shape the success of a project. In This Episode Why the lowest bid is not always the best value How unclear scope leads to confusing contractor estimates What to look for when reviewing contractor qualifications Why communication is one of the strongest indicators of project experience What questions to ask about pricing, allowances, exclusions, permits, and change orders Why early contractor input can be helpful, but is not the same as a final construction contract How an architect can help review bids and identify inconsistencies Red flags to watch for before hiring a contractor As discussed: Before You Build is Dimitrius’ strategic pre-design framework for homeowners and business owners planning kitchens, ADUs, additions, renovations, and small commercial tenant improvements. It helps you define scope, understand costs, think through soft costs and contingency, assemble the right team, understand timelines, and avoid common mistakes before spending money in the wrong direction. ACT NOW: the next 25 purchasers get it for a special discount rate of $9! Before You Build Guidebook Download LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Design Vault Unstruct

217. Small Developers Are Gonna Close the Gap with Desmond Dunn

In this episode of SPACES, Dimitrius speaks with Raleigh-based developer, consultant, and writer Desmond Dunn, founder of The Emerging Developer, about why density alone is not a sufficient measure of successful community development. The conversation was inspired by Desmond’s article, “Density Without Infrastructure Is a Recipe for Disaster,” and his argument that density tends to multiply the conditions already present in a neighborhood. If a community lacks walkability, schools, transportation, recreation, grocery stores, economic opportunity, or basic infrastructure, simply adding more residents can intensify those deficiencies rather than solve them. Desmond and Dimitrius also examine how concentrating affordable housing in historically disinvested communities can reinforce existing inequities, why the built environment influences behavior and opportunity, and how development can become disconnected from human outcomes when projects are optimized primarily around financial performance. They discuss the role of small, community-based developers and why people who actually understand a neighborhood may be better positioned to identify what it needs—whether that is housing, mixed-use development, local businesses, public space, or something else entirely. Desmond also explains why meaningful community engagement should happen before a project is designed, not after the major decisions have already been made. Ultimately, the conversation asks developers, architects, planners, and policymakers to think beyond unit counts and consider a larger question: Does what we are building actually make the community better? In this episode: Why density without supporting infrastructure can create new problems Why housing unit count is an incomplete measure of success How density can amplify existing neighborhood conditions The consequences of concentrating affordable housing The relationship between the built environment, psychology, and behavior How historic disinvestment continues to shape communities today Why many developments are optimized for capital rather than people The importance of neighborhood services, schools, transportation, and economic opportunity Why small developers matter to the housing ecosystem Community-based development versus standardized development models Why community engagement needs to happen before design begins The “hardware and software” of healthy communities Creating places that encourage human connection Why responsible development should create more value for a community than it extracts As Discussed: Density Without Infrastructure Is a Recipe for Disaster Enjoyed this episode? You might want to also listen to the limited series Going Green & Built to Divide LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Design Vault Unstruct

216. Is Design-Build Right for You?

In this episode of SPACES, Dimitrius breaks down design-build — where it works well, where it can create risk, and what homeowners and business owners need to understand before choosing it as their project delivery method. In This Episode: What design-build actually means Why one team and one contract can be appealing When design-build can work well Why design-build is not automatically cheaper, faster, or less risky The importance of scope clarity and transparent pricing How design-build can reduce independent checks and balances Why design depth and client advocacy matter Questions to ask before hiring a design-build firm When an independent architect may be the better starting point As discussed: Before You Build is Dimitrius’ strategic pre-design framework for homeowners and business owners planning kitchens, ADUs, additions, renovations, and small commercial tenant improvements. It helps you define scope, understand costs, think through soft costs and contingency, assemble the right team, understand timelines, and avoid common mistakes before spending money in the wrong direction. ACT NOW: the next 25 purchasers get it for a special discount rate of $9! Before You Build Guidebook Download LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Unstruct Design Vault

215. Data Centers: The New Oil Plant with Drew Small

In this episode, Dimitrius speaks with Drew Small, founder of No New Data Centers, a grassroots platform challenging a proposed data center near his Nashville home and the Nashville Zoo. They examine the enormous energy, water, land, and infrastructure demands of modern data centers, along with concerns about pollution, heat, noise, flooding, and development in working-class, immigrant, and historically Black communities. Drew also explains how tax incentives, utility interests, and weak local regulations are accelerating construction—often before communities fully understand what is being proposed. But this is also a conversation about people power. Drew shares how concerned residents turned a local development fight into a growing movement and why zoning, public participation, and collective attention may be the strongest tools communities have to demand more responsible development. A timely conversation about technology, environmental justice, corporate influence, and the power of ordinary people to shape the places they call home. No New Data Centers Find Data Centers Near You Enjoyed this episode? You might want to also listen to the limited series Going Green & Built to Divide LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Design Vault Unstruct Unstruct

214. When & Why You Actually Need an Architect

In this episode of SPACES, Dimitrius explains that while not every project requires an architect, the right time to bring one in is often much earlier than most people think. He explores why architecture can be difficult to value upfront, why drawings are often misunderstood as a simple commodity, and how the real value of an architect is revealed through clarity, coordination, risk reduction, and a more guided process. Through examples involving wall removals, additions, ADUs, commercial spaces, and unpermitted work, this episode highlights the hidden complexity behind projects that may seem simple on the surface. In this episode: Why “I just need plans” can be a costly assumption When cosmetic work becomes architectural complexity How removing a wall can create structural and financial risk Why additions and ADUs require more planning than many owners expect How architects help make the process feel easier and less stressful Why clients often appreciate the value of architectural services most after the project is complete As discussed: Before You Build Guidebook Download LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Unstruct Unstruct Design Vault

213. The Future of Learning Environments with Todd Ferking

In this episode of SPACES, architect Todd Ferking returns to the show to discuss the future of learning environments. He shares his decision to leave a national leadership role at DLR Group and launch Arcis Studio, a consultancy focused on helping school districts and design teams establish the vision, educational strategy, and planning foundations that lead to more meaningful learning environments. We revisit his work on Compton High School and Centennial High School, including the challenge of creating innovative educational facilities within California’s exceptionally high construction costs. Todd also explains how program visibility, interdisciplinary connections, smaller learning communities, and stronger relationships between students and adults can influence learning and school safety. We also look ahead to the impact of artificial intelligence on education and the built environment. If students can increasingly receive personalized instruction through digital tools, should schools continue dedicating most of their space to traditional classrooms? Or could the schools of the future become application hubs—places where students gather to experiment, build, collaborate, socialize, and put knowledge into practice? In this episode: Why Todd launched Arcis Studio after 25 years with DLR Group The importance of establishing educational vision before design begins Lessons from the planning and design of Compton and Centennial High Schools Designing flexible, visible, and interdisciplinary learning environments Why California schools must accomplish more with less space Creating stronger connections between career technical education and core academics Approaching school safety through relationships, scale, and layered security How AI could transform teaching, learning, and educational facilities Reimagining schools as hubs for application, creation, and collaboration As discussed: ARCIS Studio Todd Ferking on LinkedIn SPACES episode 12: Schools LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Unstruct Unstruct Design Vault

212. Architect vs. Designer vs. Drafter

In this episode of SPACES, Dimitrius breaks down the important differences between architects, designers, and drafters — and why choosing the right type of help early can have a major impact on your budget, permitting, construction process, and overall project success. While each role can bring value, they are not interchangeable. The key question is not simply, “Who can draw this?” The better question is: What does this project actually require? In this episode: The difference between architects, designers, and drafters Where designers can add significant value What drafters typically provide Why removing a wall can trigger structural, electrical, permitting, and budget considerations How project complexity should determine your team Why the cheapest path upfront is not always the least expensive path overall What questions to ask before hiring someone to prepare drawings Once you understand the scope, risks, systems, and approvals involved, it becomes much easier to assemble the right team. As discussed: Before You Build Guidebook Download LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Design Vault Unstruct Unstruct

211. State of Architecture with Andrew Goodwin

In this episode of SPACES, Dimitrius speaks with Andrew Goodwin, AIA, founder of AGD, about the evolving role of the architect in a profession being reshaped by technology, entrepreneurship, education, and social responsibility. Andrew shares how his career has moved between traditional practice, public interest design, teaching, publishing, nonprofit work, and firm leadership—and why he believes architects can no longer rely on outdated definitions of the profession. Instead of returning to the old idea of the “master builder,” Andrew makes the case for the architect as a master entrepreneur, advocate, communicator, educator, and citizen leader. The conversation explores how liability narrowed the role of architects, how design-build and integrated delivery may be shifting it again, and how AI is forcing schools and firms to rethink what future architects actually need to learn. Andrew also discusses building AGD around purpose, innovation, remote flexibility, community engagement, and a commitment to doing good first. It’s a conversation about architecture as a practice, but also as a platform—for storytelling, leadership, service, advocacy, and impact. In this episode: Why the architect’s role needs to expand beyond traditional services How AI may reshape architectural education and early-career practice What students should understand about entrepreneurship and business How storytelling and communication help clients understand design Why purpose, innovation, and social impact are central to AGD’s work How architects can define their own path instead of inheriting an outdated one As discussed: AGD Architecture + Design Disrupted: The Architecture Profession Metamorphosis of the Future Architect LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Design Vault Unstruct Unstruct

210. The Hidden Costs No One Talks About

In this episode of SPACES, Dimitrius examines one of the most overlooked parts of any construction project: soft costs. He highlights what the total project budget should include and explores why soft costs are not “extras” — they are the services and approvals that make a project buildable, coordinated, and legally permitted. For owners, understanding these costs early can help prevent financial stress, delays, and costly surprises later. In this episode: Why construction cost is only one part of your total project budget What soft costs are and why they matter Why architecture is more than “drawing plans” When engineering becomes necessary Why permits and plan check fees vary so widely How Title 24 energy compliance affects California projects When surveys, soils reports, and specialty consultants may be required Why contingency should be included and tracked separately How better planning reduces risk before construction begins If your budget only includes construction, it is not your real project budget. A realistic project budget should account for construction, soft costs, and contingency. Before You Build Guidebook Download LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Unstruct Design Vault Unstruct

209. Building Communities that Combat Loneliness with Colby Cox

In this episode of SPACES, Dimitrius sits down with Colby Cox, founder and CEO of Convergence Communities, to explore how the built environment can either isolate us or help bring us back together. Colby has spent more than two decades developing mixed-use, master-planned communities rooted in human connection, wellbeing, and intentional living. For him, development is not just about what pencils out on a pro forma. It is about legacy: how a place feels 50 or 100 years from now, how it supports the people who live there, and whether it helps create a true sense of belonging. Through projects like The Granary in Milton, Delaware, Colby is challenging the conventional suburban model by rethinking porches, lot sizes, shared green space, public amenities, programming, and community gathering places. His goal is not simply to build houses, but to create places that gently pull people out of isolation and into relationship with their neighbors, their town, nature, and themselves. The conversation explores why many modern neighborhoods fail to foster connection, how fear and liability often shape development decisions, and why the return on investment in real estate should include more than dollars and cents. Colby also shares how his team is experimenting with ideas like a brewery incubator, meditation gardens, shared living models, and community-serving amenities designed to invite the surrounding town in—not wall residents off from it. This is a conversation about development, loneliness, legacy, and the role of design in rebuilding social connection. As discussed: The Granary Convergence Communities Built to Divide Podcast Series LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Unstruct Design Vault Unstruct

208. Why Your Budget Is Probably Wrong

In this episode of SPACES, Dimitrius explores why most project budgets are inaccurate and how to create realistic estimates for construction projects, especially in Southern California. He emphasizes the importance of scope clarity, understanding cost layers, and early planning to avoid costly mistakes. He breaks down: Why most project budgets are inaccurate The importance of scope clarity in budgeting Understanding the layers of construction costs The role of soft costs and contingency How to define your project scope effectively If you’re planning a kitchen remodel, addition, ADU, or small commercial tenant improvement in Southern California, this episode provides foundational insight to help you develop your project budget. Before You Build Guidebook Download LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Unstruct Design Vault Unstruct

207. Office to Housing Conversion with Michael Bohn

In this episode of SPACES, Dimitrius speaks with Michael Bohn, AIA, Partner at Studio One Eleven, about the growing opportunity to convert underused office buildings into housing. As office vacancy rates remain elevated in many cities and communities continue to face severe housing shortages, adaptive reuse offers a powerful path forward—one that can reduce waste, lower embodied carbon, preserve community character, and bring new life to struggling urban districts. Michael brings more than 35 years of architectural experience and leads Studio One Eleven’s affordable, modular, and adaptive reuse work. His projects span transit-oriented development, urban infill, mixed-use communities, and office-to-housing conversions across Southern California. Together, Dimitrius and Michael discuss why office-to-housing conversion is about more than filling empty buildings. They explore the practical challenges of changing a building’s use, including floor plate depth, natural light, plumbing, structural upgrades, leases, façades, mechanical systems, and construction surprises. Michael also explains why adaptive reuse ordinances are essential for cities that want to make these projects viable. Studio One Eleven LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Unstruct Design Vault Unstruct

206. Understanding Project Scope

In this episode of SPACES, Dimitrius highlights how one of the biggest mistakes owners make happens before they hire a contractor, define a budget, or submit plans: they don’t fully understand what kind of project they’re actually taking on. And that misunderstanding can dramatically impact cost, timeline, permitting, engineering, and overall project complexity. He breaks down the critical differences between: Renovations Remodels Additions ADUs Rebuilds …and explains why these categories are not interchangeable. Drawing from more than 20 years of experience, Dimitrius walks through the hidden structural, seismic, permitting, and systems implications that owners often overlook—especially when projects move beyond cosmetic updates into layout changes, structural modifications, or additions. If you’re planning a kitchen remodel, addition, ADU, or small commercial tenant improvement in Southern California, this episode provides foundational clarity before you begin spending money or hiring a team. Before You Build Guidebook Download LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Unstruct Design Vault Unstruct

• Transcript

205. The Critical Role of Daylight with Joe Menchefski

In this episode of SPACES, Joe Menchefski shares his journey from chemical engineering to sustainable design and highlights the importance of daylighting in architecture. He discusses the challenges of glare and thermal discomfort in buildings, and explains innovative solutions like diffused glazing that enhances natural light while minimizing discomfort. Joe identifies the health implications of natural versus artificial light, the importance of design considerations, and the future trends in daylighting and sustainability. He also touches on the Better Buildings for Humans podcast, where he explores the trade-offs in building design and the importance of connecting with the natural world. Better Buildings for Humans podcast Advanced Glazings Ltd. LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Unstruct Design Vault Unstruct

204. Why California Housing is So Expensive, What 2026 Governor Candidates Got Wrong (and Right)

In this episode, Dimitrius breaks down why California housing costs are so high, exploring systemic drivers beyond just impact fees, contractor fees, and material prices. He reflects of the 2026 California Governor candidates housing platforms, dives into policy and structural factors influencing housing costs, and shares insights from his new guidebook, Before You Build, offering valuable guidance for homeowners and builders alike. Before You Build Guidebook Download Built to Divide Podcast Series LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Unstruct Unstruct Design Vault

203. Off-Grid, the Hot Rod of Buildings, with David Sellers

This episode of SPACES features David Sellers, Principal Architect and co-founder of Hawaii Off-Grid, a pioneering firm committed to designing only net-zero new buildings. David shares his journey from Texas to Hawaii, detailing the experiences that shaped his commitment to sustainable architecture. He discusses the evolution of off-grid architecture, the importance of net-zero buildings, and the innovative materials and technologies that are transforming the industry. Sellers emphasizes the need for adaptability in design to address climate change and the significance of financial incentives in promoting sustainable practices. He also highlights the role of community collaboration in achieving these goals and expresses his excitement for the future of architecture. Hawaii Off Grid Surf Block Maui LYNES If you enjoy our content, you can check out similar content from our fellow creators at Gābl Media. Spaces Podcast Spaces Podcast website LYNES // Gābl Media All rights reserved Mentioned in this episode: Design Vault Unstruct