Our Design Process in Detail

Design Process with Milestones

There is so much that takes place before a building project begins. Designing and building spaces can be a complex undertaking, but fortunately that is where we come in! We value clarity and want the experience of working with us to be as straightforward and stress-free as possible. We believe communicating our process is essential. A client's understanding of what happens during each work phase is key once the process is underway. Phases and timelines may be modified as necessary to meet a project’s needs and requirements. No two projects are alike! Your contract will contain the specific details for your project, but typically, most projects progress as follows:

Consultation (Free)

During this time, we will discuss your goals, ideas and timeline for your project. We will provide you with an overview of what to expect  before the design process begins. Your preparation is key in helping us understand your vision and provide you with the best possible outcome. This will be a 20 minute consultation by phone or video. 

Pre-Design (Programming)

Once you become a client, we will take the information from your consultation to begin. This is an information gathering phase that will be the foundation for the phases to follow. We will seek to uncover important information, identify potential roadblocks, and define what a successful end result looks like. This involves researching the project type, establishing goals and objectives, gathering relevant information, identifying strategies and determining quantitative requirements. This phase may also involve site visits and surveys. We will summarize the findings for the next phase.

Schematic Design

This is a collaborative and conceptual process. We will use information gathered from the Consultation and Pre-Design phase to create a preliminary drawing for your review by video. We will rely on your feedback to make revisions allowable at this stage.This is crucial since revisions are the easiest and cheapest to make at this point. You will need to provide written approval of the final schematic design that will be used in the next phase. This stage is critical to ensure the process continues in a timely manner. 

Design Development

We take the Schematic Design further by refining and developing it into architectural drawings with more details and specifications. A preview of the entire design concept may be reviewed by video conference. Preliminary engineering work with consultants (Structural, Mechanical, etc.) also begins at this stage. At this point, the Schematic Design is only revised if requested in writing (by the Client) and Change Order fees may apply.  If there are additional changes, this will be the last time they are allowed before the design is finalized.  The Design Development phase is an interim check between the Schematic Design and Construction Documentation phases. These documents may be used as part of the approval process for early building permits. You may also use this as a basis for cost prediction in bidding, essentially providing the basis for an estimate for construction. Design Development documents typically include a standard architectural drawing set: floor plans, sections, elevations, and details. The set may also include structural drawings, MEP (mechanical, electrical, and plumbing) drawings, civil engineering drawings, and landscape architecture drawings (if applicable). Other consultants such as acoustics and fire protection may provide drawings and documents as well. Changes beyond this point can be costly. 

Construction Documents

The final phase in our process is to create even more detailed and comprehensive drawings. First, we will prepare your drawings for you to submit to the building permitting department of jurisdiction (Permit set). It will include details, dimensions, notes, and technical specifications of your project. Once the permit is approved, we will furnish an Issue for Construction set. Your vision is now ready for the bidding and construction process! 

Note: 

• The permit process can take a long time, so getting those drawings sent in first will help move the process along.

• Information vital to the contractor, like the details of a decorative design element, won’t matter to the permitting authority.

• The Issue for Construction set can be finished after the Permit set is completed, submitted, and approved. 

• Including all the information on both sets will clutter the drawings and confuse the contractor or permitting authority.

• All document files will be delivered in electronic format.

Bidding (Additional Service, Available Upon Request)

Construction bidding is the process where construction contractors work with the client, design team or both as they vie to win the work of building your project. The designer can list suitable construction contractors, review their bids and help the client with the analysis so that the best bid can be selected. Having the designer work with the client during this phase is ideal. In the end, the goal is to select the best construction company that is the best fit  for your project based on experience, expertise and price.

Construction Administration (Additional Service, Available Upon Request)

This final phase is watching the design come to life. All construction documentation is completed, a construction contractor selected and the construction is ready to begin. That’s where the construction administration comes in. We oversee the work of the construction company to make sure the design is being followed correctly according to the Construction Documents and specifications. We will monitor and observe the construction, answer questions, provide updates, issue change orders and help solve problems as they inevitably arise. 

Communication between these two teams is essential to keeping the project on schedule. Once construction is complete, we will do a final walk-through. We will develop a punch list and oversee any remaining items to be completed. After these items are addressed, the project is officially complete.