The Collaborative Design Process
Introductory meeting, Budget Discussion and Site visit
The process begins with the introductory meeting. This meeting is complimentary, we are looking to learn more about the project, walk through the property and learn more about the client(s) so we may assemble a project design program brief. This brief helps set goals, a preliminary budget and planning before embarking into the design development phase.
Clients sometimes have an idea of what style of house they wish to build or what they want in their addition or renovation. If not sure we recommend clients to begin by finding photos online of different styles of exteriors and interiors they may like, websites such as houzz.com, stock house plan site and google Images to find some samples of what you may be looking for. This allows for you the client to organize your favorite styles and prioritize your requirements.
Program brief & Contract proposal
This is a written document for a design project developed by our team in consultation with the 'client'. They outline the deliverables and scope of the project including any products or works (function and aesthetics), timing and budget. Design briefs are also used to evaluate the effectiveness of a design after it has been produced and during the creation process to keep the project on track and on budget. This brief will determine a style of house, set a budget cap, square footage, and number of bedrooms, bathrooms, common spaces for your family's needs. We will then provide a itemize contract proposal based on the project brief for review.
Site code review and considerations
The site code review is a method to review site considerations during and after a site visit. We assemble a preliminary code review to determine if the addition, renovation, or new construction is feasible in relation to the site. This is a very important step ensuring that what is design will be lawfully placed on the site, this must be in collaboration with the land surveyor.
Land plot plan by surveyor
Surveys are used to identify boundaries and features of land to determine ownership using mathematics, specialized technology, and equipment. Surveyors measure just about anything on the land. They are employed in construction projects ranging from building fences to entire cities. The state registers the land surveyor to certify that the project placement meets all zoning regulations. The land surveyor may be hired directly by the owner or packaged with the architectural contract. If client does not have someone, we can provide names for client to select.
Existing conditions building survey
We perform complete field measurement of entire building to provide fully dimensioned drawings of floor plans, elevations, sections, and framing depending on scope of work. Showing all this on paper allows us to start the process of the code review and concept design for your project more easily.
Concept design development
We will take the program brief, site review and existing conditions in the case of a addition or renovation. We will start sketching multiple design renditions for the project. These are sketch floor plans and elevations are diagrams to determine aesthetics, style, space planning, circulation and site constraints in a general sense. We will then present this to the client for review and discussion, often this will repeat several times to achieve the desired result.
Preliminary design package
Base on the concept design approved we will assemble the package containing all floor plans, roof plan, elevations, with all required dimensions and a line item general specifications and scope. This will allow the client with our assistance to begin the process of interviewing contractors to bid on the project. Then the preliminary package typically is put out to bid to multiple contractors to begin the process to select the one that will ultimately complete your projects.
The client now may also contact their financial institutions to get appraisals and loan applications if required. The documents package may also be used to present to any other interested parties such as zoning, conservation, planning and/or homeowner association boards for approval. The preliminary phase also allows for changes to be done to the drawings if financial constraints or denial by approval boards require it.
Interview & pre-screen contractors
This is a very important phase; the right contractor can make or break and already extremely difficult process. Contractors can typically put a whole number estimates to your project within 10 or 15 percent of the final price this allows for the owner to determine if the project needs to be reduce or can be expanded to satisfy the needs of the inhabitants. We can provide you with assistance to find qualified contractors to bed on your project ensuring is that you select the best in most cost-effective project partner.
Competitive bids for preliminary construction cost estimates
Competitive bids is the best possible way to get the best value out of your money. Our process helps you to because you on all the documents in all contractors are bidding on the same for information our process helps you to because you on all the documents in all contractors are bidding on the same for information. This is the standard method gone for large projects public and private and historically has produced the best results
Financial institution applications
Once the budget numbers the bank appraisal and the owner is satisfied with the project cost of logistics we can begin the process of generating the full construction documents collaboration with the shortlisted contractors to maintain the budget within the original fair estimates is advised once we've reached the 90-95 % set phase this can be resubmitted to the contractor shortlisted to get a hard price did number.
Project logistics with contractor
Meet with both client and short list contractors to discuss scheduling and living arrangements for clients during construction.
After weighing all factors and select the best contractor for your project.
Get go ahead to star construction documents
•Prepare construction documents as required by the current 780 CMR Building Code and the
Municipality of the project.
•Determine with client and contractor the logistics required to complete the project on time and on
budget and set up a preliminary construction schedule. Base on scope of work plans may include the following
-Foundation plans and details
-Finalize Floor plans
-Framing plans and details
-Room finish schedules
-Window and Door schedules
Deliver 95% construction permit set
Delivery of nearly completed set. For final review and coordination with contractors and owners
Final coordination and contract with winning contractor
The contractor with the winning bid will generate a builder's contract in correlation with our construction documents and the client’s final selections. This contract will then be reviewed by the client and designer for accuracy and conduct final negotiations with contractor and if all agree, sign contract.
Delivery of construction documents
Client or contractor take delivery of all documents.
-5 copied sets of Construction Documents will be provided to the General Contractor
-Electronic pdfs for reproduction and sharing to sub-contractors