Schematic Design

Schematic design usually begins with collecting data for your project. We arrive at a program of spaces with you, study any codes and ordinances that may affect your project, obtain and review site information such as utility locations, soil stability, slopes, and views. In the case of a remodel, we would document and measure the existing structure.

We will have discussions with you about features you would like to incorporate into the design. During schematic design, it is important that you communicate any request that has a spatial implication. For example, if you want a separate room for the toilet in your bathroom, now is the time to tell us. At this stage, it's less important for us to know that you want a one piece toilet instead of a two piece.

After the collection of pertinent information about your project, we will work on the initial design of your project by preparing sketches. Usually these sketches are freehand, although we may prepare them using Cad software if it is more efficient. These sketches will communicate not only the organization of spaces, but also the development of a concept or idea for your project. We'll study the design and explore many alternatives. We'll usually choose two or three alternatives that make the most sense to discuss with you. In our discussions with you, we will arrive at one scheme that will be developed further.

Design Development

In design development, we will transform the sketches developed in schematic design into a more specific design proposal. This typically will involve drafting plans, sections, and elevations and developing three-dimensional sketches of the project. The drawings will also address basic structural, mechanical and electrical systems. We'll review with you choices for finishes and products, such as siding, windows, doors, countertops, cabinets, etc.

If your budget is finite, we may recommend that we employ the services of a professional cost estimator, or a contractor or two to provide estimates for your project. At this time, we may discuss how portions of the design can be altered or phased in the event actual costs are greater than estimates.

Contract Documents

During the contract document phase, drawings will be developed that will be used to obtain necessary building permits. These drawings will also be used by contractors for pricing and ultimately to construct your project. During this phase, our time will be spent preparing the documents that describe the design intent clearly. This will include a complete drawing set as well as complete specifications. It should be noted that not all this information is required to obtain a building permit. Interior elevations and details, and specifications are not needed to obtain a building permit. They are, however, needed to obtain accurate pricing from a contractor, and to fully communicate design intent.

At the end of this phase, you should have a good idea of what the final project will look and feel like.

Bidding and Negotiations

We can assist you in finding contractors to work with and obtain bids from. We will provide written instructions to bidders, bid forms, and documentation of the results. When you've selected a contractor we'll help you prepare a contract for construction.

Construction Observation

During the construction of your project, we offer ongoing interpretation of the Contract Documents and elaboration on the detail intended, in order to achieve the best possible results. If products specified are not available, we recommend substitutions or adapt the design to fit a new product. In remodeling projects, some assumptions must be made in earlier phases of design about existing conditions inside walls or below grade and when actual conditions are revealed during construction, adjustments to the design are necessary. If a difference of opinion between Owner and Contractor arises, we attempt to resolve the disagreement.

We make periodic visits to the construction site to check on the progress of the work and its conformance with the Contract Documents. We endeavor to guard you against defects and deficiencies in the work.

We review the Contractor's applications for payment and make recommendations to you regarding the amounts due and payable in accordance with the Contract.

We review and make recommendations regarding the Contractor's submittals (such as shop drawings, samples, and requests for substitutions), and prepare Change Orders and other documentation of decisions made during the construction.

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