How does the design and construction process work?
Programming
Programming Step 1: Programming
The first stage is the time that you discuss the requirements for what you’re building: how many rooms, what function it will have, who will use it, and how. This is also the time to start to balance what you want, what you really need, and what you can spend. It’s best not to come with design solutions decided on. We will help explore new and creative ideas based on questions that we ask you. Be clear about how you want the end result to work and feel. Be sure to share your budget with us so we can design an appropriate project. We might suggest changes based upon your budget and our experience. At the end of this process, we will prepare a statement outlining the scope of your project.
Schematic Design
Schematic Design Step 2: Schematic Design
Once you have determined what is to be built, we will work through sketches that describe the general arrangement of rooms and of the site. These are not “finished” designs - they’re simply meant to show possible approaches for you to consider. Together, we will revise the sketches until a solution is developed that you agree meets your needs. Depending on the project, we will then have a cost estimator give us a rough preliminary estimate of construction cost. For various reasons, this cost can change before the project is built, so this cost usually includes a contingency to cover differences that arise as the design matures. If these sketches seem different than what you first envisioned, don’t worry. Ask us any questions you have, and make sure we’re in line with the program that we outlined in the first stage. It is much easier to make changes when the project is on paper than when it is under construction.
Design Development
Design Development Step 3: Design Development
This step is when the we prepare more detailed drawings to illustrate other aspects of the proposed design. The plans show all the rooms in the right size and shape, and we start to develop major materials and finishes. Be sure to review every element with us and make sure things are exactly how you want them. Does each space serve the intended purpose? Do you have a good sense of what it will look like, and how it will feel? It’s starting to get real!
Construction Documents
Construction Documents Step 4: Construction Documents
This is when we prepare detailed drawings and specifications that the contractor will use to establish a real construction cost and build the project. These documents become part of the contract. When they are finished, you are ready to hire the contractor. Almost there!
Bidding
Bidding Step 5: Bidding
There are many ways to select a contractor. We can make recommendations, or if you have someone you would like to work with, you can start with him or her. In any situation, the documents are sent to several contractors in order to get competitive bids. The lowest bidder is often selected, but we will help you make your choice based on the best value.
Construction
Construction Step 6: Construction
This is when your project moves from an abstraction to a physical reality. Our involvement normally does not stop when the construction documents are finished we also provide construction administration services. These usually include making site visits, approving the contractor’s applications for payment, and keeping you informed of the project’s progress. While the architect observes construction, only the contractor is responsible for construction methods, techniques, and schedules. The contractor supervises the construction work. We can help you navigate the many changes that need to be made - they will have a strong impact on how the project looks and functions over time. Congrats! Sit back, relax and enjoy what you’ve made. You’re now the owner of a beautiful, unique building project.