How We Work, Our Process
INITIAL CONTACT – PREDESIGN PHASE
When first contact has been made with the client, we will meet with the client at the building site to determine what the possible Scope of Work may entail. It will be an initial meeting where the client can express their ideas, wants, needs, and desires for the project they have in mind. Depending on the complexity and size of the project described, we may be able to help them determine what a rough Preliminary Budget may look like during this initial visit. When the client is ready to move forward with the design process, we will create a preliminary design agreement to be signed by both the client and the builder, outlining costs associated with retaining us as advisors to the initial predevelopment stage of the project. We then refer them to Architectural Services to match the scope and scale of the project.
CONSTRUCTION BUDGET
The first phase of the work entails preparing a Preliminary Architectural Design along with a Preliminary Budget for Construction. When Preliminary Architectural Plans & Specifications are reviewed, we can then develop a Preliminary Budget based on Current Market Prices and utilizing historic costs from prior projects we have completed.
Also to be noted at this time, the more accurate the detailed finish specifications are for cabinetry, final finishes, specified manufacturer of doors and windows, including manufacturers specifications, the more accurate the Preliminary Budget for Construction will be.
When Preliminary Design and Preliminary Budget are complete, the client should have enough information at hand to make the decision to move forward with the project or possibly make changes to the Preliminary Design to meet their Construction Budget.
Once the Preliminary Budget for Construction is complete, it may also be become a useful document for securing project financing as the Preliminary Budget includes the complete construction cost breakdown.
PERMITS & ENTITLEMENTS
Once the decision has been made to move forward with the project, we then move forward with the process of obtaining the Building Permit. What does this process entail?
First, here are just a few things of many things we need to determine and take into consideration:
- Zoning Regulations.
- Site Development and Grading considerations.
- Setbacks from the Street Frontage along with the Property Line setbacks.
- Any Architectural Review Boards.
- Any Parking Requirements that need to be adhered to.
The Entitlement process consists of meetings and negotiations with various Planning and Zoning staff members. Such meetings being a part of the approval process required to receive a Building Permit.
Depending on any Design or Zoning issues that may come up, there may also be meetings with Discretionary Approval Boards, such as any Architectural Review Board, local Planning Commissions, City Council Meetings, or possibly Board of Supervisors meetings.
The Architect, and possibly on occasion, the Builder, will be the individuals representing the client at such meetings and hearings.
DESIGN & DEVELOPMENT
During this phase of the project the following processes and meetings take place:
Meetings with relevant Engineers.
Obtain Soils Reports
Work out and define all dimensional aspects of the project. Review all specified dimensions on construction documents.
Work out Structural Systems with Structural Engineer and size all structural elements.
Mechanical Systems designed and incorporated into the construction documents.
All electrical needs, Panel Sizes and locations determined.
Site Drainage issues addressed, resolved, and incorporated into the construction documents.
Develop and work out any site parking issues.
Specify Door & Window Schedule including manufacturer specifications.
Secure Title 24 Energy Report.
Specifications for all finishes including cabinets, tile, stone, countertops, plumbing fixtures, etc. to be added to the construction documents.
CONSTRUCTION DOCUMENTS
During this phase, the following processes take place:
All dimensions are finalized on the plans.
Specific Design Details are drawn.
All Engineering Drawings are finalized, calculations prepared and incorporated into the plans.
Landscaping plans developed and incorporated into the plans.
Notes and Entitlement approval documents added to the plans.
Architectural Drawings tabulated, checked, indexed and prepared for Plan Submittal.
BUILDING PERMIT & PLAN CHECK
When the permit is ready to be issued, the Client will be asked to pay all required fees such as, but not limited to, permit fees, school fees, park fees, utility fees, etc.
During the permitting process, we finalize the Construction Budget by sending out plans to all subcontractors, asking them to prepare a bid for their respective work to be performed on the project.
Plans will be sent out to all the subcontractors via email, with a due date specified in the email as to when final bids are due back to us.
Some subcontractors may need to meet on site to bid the project correctly. Such site meetings will take place with the Superintendent present, who will be available to answer any questions the subcontractor may have as it relates to his or her Scope of Work.
The Goal is to have a final construction cost established when the Building Permit is issued.
When the Construction Budget is complete, a Final Construction Contract is prepared by the Building Contractor and executed between the Owner/Client and Building Contractor.
CONSTRUCTION
During construction, the following tasks and functions, along with others, are performed:
Client Portal is created on our Project Management software enabling client to track construction progress.
Scheduling – Develop and Initiate Project Schedule.
Supervision.
Subcontracting.
Creation of Change Orders when required.
Addendums to the Final Construction Contract.
Update Client Page on website with current photos and documents.
Project Close Out and Punchlist items created at end of Construction Phase.