Process

Initial Consultation

Before deciding to work together, I like to start with an initial phone call and walkthrough to discuss your project program, goals, budget, and timeline expectations. A walkthrough is useful to identify any major roadblocks to design and construction early on where existing conditions can be observed. Initial phone consultations are free of charge. If you are in the process of looking for a new home, we highly recommend you reach out early-on as we can help you to evaluate whether or not a remodel is feasible. After the walkthrough, we will put together an Architectural Services Proposal for your review.

Surveys and As-Built Services

For nearly all project types (remodels, additions, and new constructions) and before design can begin, you will need existing as-built plans and a site survey or a combination of both. As-built plans contain scaled drawings such as floor plans, exterior elevations, and building sections which accurately portray the existing conditions; site surveys (aka Boundary and Topographic Surveys) typically show the property lines, easements, slopes, building footprint, and site features such as trees, utility lines, retaining walls, etc. and are used to locate an existing building in relation to the project site. These are typically digital CAD files (not JPEGs or PDFs) which can be scaled and modified in a CAD program such as AutoCAD.

In projects where these drawings are not provided and depending on scope, we can either prepare the as-built drawings in-house or request an estimate from an as-built vendor and civil engineer for site surveys. In cases where we prepare the as-built drawings, we charge a Fixed Fee for these services. This includes measuring and documenting the existing spaces and preparing the initial drawings.

Feasibility Studies

If you’re sure you’d like to remodel but are not sure to what extent and are concerned about budget and timeline, we can prepare a Feasibility Study which will help you to answer these initial questions early-on in the process of deciding whether to move forward with a project. A Feasibility Study seeks to define the project program (i.e. type, number, and sizes of rooms and adjacencies) and analyzes relevant local Planning and Building Codes.

Schematic Design

Design starts with initial concept plans, diagrams, and sketches based on the project program. These show the basic arrangement and proportion of spaces and key concepts. We typically prepare a few Design Options that seek to demonstrate a range of ideas and considerations. The goal at this stage is to uncover more questions than answers and to identify any particular challenges or constraints. We will continue to refine and iterate these designs until you have selected a final design direction.

For Fixed Fee projects, we identify the total number of design revisions allowed—typically, no more than 3 rounds of revisions. Any additional revisions beyond this amount will be considered an additional service and billed accordingly. At this stage, we can reach out to potential contractors to provide ballpark estimates as well as discuss potential phasing strategies.

Design Development

Once Schematic Design is finalized, we will develop the plans and incorporate more information towards pricing and permit sets of drawings. These documents take the form of scaled drawings with ideas about exterior and interior materials, window & door types and sizes, cabinetry layout, plumbing locations, and mechanical, electrical, and lighting layouts. We will also engage and collaborate with various consultants such as structural engineers and interior designers. Permit and pricing plans are developed simultaneously though not all drawings necessary for pricing are shown on the permit drawings.       

Bid Procurement

In projects where a contractor has not been pre-selected prior to design, we can help you to select an appropriate contractor to fit your, budget, and timeline. This involves performing initial walkthroughs, responding to contractor’s questions, and reviewing bids. We can recommend contractors that we’ve worked with as well as evaluate potential contractors you’ve selected or have been referred. The sooner a contractor is on board the better so they can provide cost feedback early-on in the design process.

Permitting

Almost all projects require a permit. In order to submit for a permit, permit drawings will need to be developed to satisfy the local City or County authority having jurisdiction. These drawings are based off of the proposed Schematic Design and are typically less detailed than Construction Documents, but contain key information to satisfy local Planning and Building codes requirements in a concise and strategic way. Once these drawings are prepared, we will submit the plans to the City or County and respond to any plan check comments that are received. For larger more complex projects such as additions and new construction, we will facilitate neighbor meetings and notifications as part of the Planning approvals process.

Construction Documents

During this phase, we will prepare a set of drawings that accurately convey the scope of work. These detailed drawings show key information used to establish the actual cost of the work. Along with the material specifications, these documents form the basis of the construction contract. The more information that is included in these drawings, the more accurately the contractor can estimate the job to avoid potential change orders during construction.

Construction Administration

Beyond providing the drawings and material specifications, the key to any successful project is reviewing the work during construction. Construction Administration takes the form of site visits, reviewing shop drawings and orders, and responding to contractor questions as needed. Site visits may occur at regular intervals or as needed at various moments during construction. The primary goal of these visits is to ensure that the design and construction are aligned and to identify and resolve any unforeseen issues that arise so that adjustments can be made as necessary.

Interior Design & Furniture Selection

Interior Design is an additional service. This service starts with an initial pre-design meeting to discuss interior design goals and inspiration and review a pre-design questionnaire. We will prepare a design direction presentation and initial space planning layouts. Once the design direction is finalized, we can provide sourcing recommendations, procure samples, prepare a materials presentation palette, and provide specifications documentation.