| STEP 1: Programming/Deciding What to Build We discuss with the project owner the requirements for the project (how many rooms, the function of the spaces, etc.), testing the fit between the owner's needs, wants, and budget. The architect will need your site survey and legal description as well, along with other information about the property itself. If there are no drawings of existing buildings, these will need to be developed at additional cost. We will also need to consult with the City with respect to the building and zoning codes, as they apply. Every city is different. Every project has its own issues. STEP 2: Schematic Design/Rough Sketches We prepare a series of rough sketches, known as schematic design, which show the general arrangement of rooms and of the site. also prepare models to help visualize the project. The homeowner approves these sketches before proceeding to the next phase. This is where the budget is developed further, and the project scope is adjusted to meet the budget. This is always the moment of hard choices... STEP 3: Design Development/ Refining the Design We prepare more detailed drawings to illustrate other aspects of the proposed design. Floor plans show all the rooms in correct size and shape. Outline specifications are prepared, listing the major materials and room finishes. Further budget development and conference with the architect to make sure that the project design is within budget. Some Cities will require that homeowners submit plans and/or models at this stage for Design Review approval. STEP 4: Preparation of Construction Documents Once the homeowner has approved the design and budget, we prepare detailed drawings and specifications, which the contractor will use to establish actual construction cost and build the project. These drawings and specifications become part of the building contract. These contract documents are submitted to the City Building Department for plan check approval and a permit application. There is usually a span of several weeks to months for the City to complete this review, depending upon project size and other projects awaiting review. STEP 5: Hiring the Contractor The homeowner selects and hires the contractor. We may be willing to make some recommendations. In many cases, homeowners choose from among several contractors they are asked to submit bids on the job, based upon the drawings and specifications. We can help you prepare bidding documents as well as invitations to bid and instructions to bidders. This process usually takes several weeks. The contractor should submit a construction schedule with the bid, so that the time that it takes to build the project will be specified. A project that is well-run by the contractor should not run substantially over the schedule, but weather and labor issues are very common delays. Also remember that roughly 10% to 30% of the cost of any remodeling project comes from change orders and add-ons during the construction process. This cost inflation can be kept way down by making your decisions ahead of time with a professional. STEP 6: Construction Administration While the contractor will physically build the home or addition, we can assist the homeowner in making sure that the project is built according to the plans and specifications. The architect can make site visits to observe construction, help the owner review and approve the contractor's applications for payment so that there are no overpayments, and generally keep the homeowner informed of the project's progress.The architect acts as the owner's agent and represents owner interests when contract disuptes arise. The contractor is solely responsible for construction methods, techniques, schedules and procedures, as well as obtaining the signoffs from the City inspectors. The owner is responsible for project financing and timely payments. This is the classic triangular structure of responsibility that has the checks and balances necessary to do a project well. |
| Design and construction projects involve several steps. Typically, projects go through the following six phases. However, on some projects, several of these steps may be combined or there may be additional ones. |
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