There are 5 phases we follow throughout the design of a project. This post outlines our process and what you can expect. Learn more here!
Let's talk about the process! There are five industry standard design phases that are commonly used to direct a project.
This stage is in preparation for designing your project. It consists of looking at the feasibility of what you want to do. We start with an initial consultation to get to know you, understand your project goals, timeline, and budget.
From there, we conduct preliminary research on the context of the project site - What are the local building codes? What does the landscape look like? What is the climate? What are the opportunities? What are the restrictions?
This helps us determine if the project you have in mind is doable. If so, we move on to the next phase. If not, we help you revise and reconsider your options.
If the project is a remodel of or an addition to an existing home, this phase is also when we take measurements of what is currently built in order to inform the proposed design. We input these measurements into the computer to create a 3D model of the existing conditions, which we call "as-builts". These as-built drawings serve a baseline for the next phase.
This phase is when we gather information from you regarding your project needs, desired size, and preferred architectural style. Perhaps you have sketches or images to share ideas you have come up with for your project. All of this helps us determine a starting point.
From there, we provide schematic floor plans in the computer that capture the ideas discussed. In some cases, when clients are unsure of what they want, we'll produce multiple options of floor plans. Oftentimes after seeing their ideas on paper, this sparks additional ideas from clients and we go through another round of schematic drawings. Sometimes clients like elements of two different options and want to combine them. Sometimes clients know exactly what they want and can clearly pinpoint the floor plan layout they want to move forward with. We do this process with exterior elevations as well, which helps explore materials, roof lines, window and door placement.
At the end of this phase, the drawings are at a level that is appropriate to give to a builder, or general contractor, for a preliminary cost estimate or what we call a rough order of magnitude (ROM). Understanding the cost of construction is essential during all phases of the design process to ensure the project stays within your budget. We recommend working with a general contractor for cost estimating as they will be the most knowledgeable of current market prices.
Once a schematic design option has been selected, we begin to begin to refine and develop the drawings to a more technical level in preparation to submit for a building permit. During this phase we ensure the project is compliant with local building codes and add the appropriate notation and calculations to the drawing set. This is also when a structural engineer is involved in the design process. A structural engineer is an integral member of the project team and provides necessary drawings and calculations that are required for a building permit.
Typically we, as the architects, handle the permit submittal so you, as the client, don't have to. This can include filling out the required forms and communicating with the local jurisdiction. The City or County reviews the building permit application and can make comments or ask questions to clarify what the drawings are illustrating. Part of our responsibility is responding to these comments and resubmitting the application. Once the City or County feels all of the necessary documentation is included in the drawings, they will issue an approved building permit. The timeline for this review process can vary greatly from one region to the other. In some cases, counties can review permit applications within a month, however, others it can take several months.
Typically, while the local jurisdiction is reviewing the permit application, we are busy with construction documents. Construction documents are different than the drawings that are submitted for permit because they include more details pertaining to the construction of specific elements in the design that are not required to be reviewed for permit. The completed construction documents serve as the blueprints for the general contractor to build the project.
Oftentimes, construction documents include specifications for particular products to be used like the flooring, kitchen cabinets and door style, bathroom tile, etc. We provide services for interior design, where we assist clients with this process of finish and fixture selection. Since interior design is not necessary for building permit, this is something we do during the construction document phase.
By the end of this phase, you will have an approved building permit and a completed construction document drawing set and specifications to hand over to your general contractor to build the project.
The construction administration phase serves as a way for us to answer questions during construction and to ensure that the project is being built according to the design. This phase can include on-site meetings to review the progress of construction or it can consist of phone calls, video conferences, and additional sketches to clarify the intent of the drawings. In some cases, we provide construction administration on an as needed basis, meaning we are on call if questions arise. In other cases, we schedule weekly or biweekly meetings to oversee the project throughout the entire construction process. We always love to do a final walkthrough when the project is completed to ensure that our clients are happy with the results!
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