As veterans in this business, you’d expect us to follow a detailed process, and you’d be right. Honestly though, our process is too comprehensive to share in its entirety here. But don’t let that scare you. It’s plenty flexible to allow for creativity along the way.
Phase 1: Programming and Site Planning, Field Measuring and Base Drawings
We meet with you to discuss specific design criteria related to your lifestyle, site, and budget. This is called programming. Then we evaluate the site and how it relates to your program goals. For remodels, we field measure and prepare base drawings of the existing structure. We also use existing drawings to verify dimensions if available. Using this information, the design process begins.
Phase 2: Schematic Design and Design Development
First we develop schematic design concepts that show how functional areas relate to each other and the site. Rough floor plans, sketches or models are presented and costs are estimated. Your feedback guides our design development in greater detail. Drawings and models show construction materials, finishes, and structural systems. We also begin designing millwork, cabinets, lighting, and exterior details. Interior and exterior transition spaces, such as terraces and decks, are also developed.
Phase 3: Construction Documents – Working Drawings and Specifications
Then we translate your design into technical language for the contractor. The working drawings describe information needed to build the project. The written specifications cover the quality of work, basic standards of workmanship, bidding requirements, and general conditions of the contract.
Phase 4: Bidding and Negotiation
Here we assist you in obtaining competitive bids or negotiated proposals from qualified general contractors. We answer questions, clarify information, and provide revisions to the original drawings and specifications as necessary.
Phase 5: Construction Administration
During construction, we serve as your advocate. The contractor is responsible for building permits and overseeing all construction activities. As the project progresses, we visit the site to review the work. We answer questions, clarify the design intent, and review monthly certificates of payment to the contractor. Shop drawings (roof trusses, cabinets, etc.) are reviewed. A final walk-through is conducted near the end of construction and a punch list of items to be completed is prepared.