Predesign (Deciding What to Build) Meet with Owner to identify the expectations, constraints and budget. Prepare a “program” for the house that describes desired types and sizes of rooms as well as the preferred relationships between individual rooms and the outdoors. Review governing ordinances, codes and restrictions to determine setback, height, bulk, historical restrictions and floor area ratio (if applicable).
Schematic Design (Developing the Concept) Measure existing home, and draw up existing plans/elevations. Prepare initial design “schemes” or concepts via drawings and/or models. Site plan, including area of construction with all applicable setbacks. Preliminary floor plans and exterior elevations. Refine the design until the Owners approve a design concept.
Design Development (Refining the Design) Finalize plans and elevations and begin preliminary finish and fixture selections. Add details (structural, mechanical, electrical, plumbing) to the approved design.
Construction Documents (Submit for Permit) Prepare detailed Drawings and Specifications that describe the project and are referenced in the contract between the Owner and Contractor for the project. Including: site plan; construction plans; electrical, floor finishes, door, hardware and window schedules; sections, details and elevations.
Hiring the Contractor (Obtain Bids) Assist the Owner in selecting the Contractor and negotiating a construction contract.
Construction Administration (Begin Renovation/Addition) Oversee the construction work for conformance to Construction Documents.
How are your fees determined? Our fees are negotiated according to our role and level of service. We structure our fee as a percentage of construction cost, or hourly rates - based on Owner’s needs. The house’s size, location, level of finish and other factors such as variances affect our fees.
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