project begins with preliminary meetings to further define
your project requirements, number and size of rooms, function
of the spaces and how all this relates to your budget. Then
the work is divided into five phases.
1. Schematic Design: Rough sketches are prepared.
These show a conceptual approach to your design, arrangement
of rooms, and organization of the site. This frequently includes
floor plans, elevations and building sections and may also
include a 3-dimensional view or a rough model. These documents
may go through one or more revisions, or we proceed to the
2. Design Development: Development of the
approved conceptual drawings that will be more accurate and
refined, and generally show more detail and specifics of the
proposed design. Outline specifications may be developed listing
major materials and room finishes.
3. Construction Documents: Construction Documents:
Detailed drawings and specifications that a builder will use
to establish construction costs, obtain permits and build
the project. Depending on how we agree for the builder to
be hired, he/she may be involved in reviewing these documents
early on and projecting costs.
4. Bid/Negotiation: Bid/Negotiation: If negotiated,
it is likely the builder has already been retained and provided
cost information, in preparation for construction. If bid,
we would already have selected two or more qualified builders
to submit construction cost proposals. Usually the responsible
bidder with the lowest price is hired.
5. Construction: The builder builds. The
builder is responsible for construction methods, techniques,
schedules and procedures. If requested I would provide construction
administration services (not to be considered “inspection”
or “supervision.”) My responsibility is to help
ensure your project is built according to the plans and specifications.
I will visit the site periodically to observe construction,
review and approve builder’s requests for payment, and
keep you informed of the progress of construction.
This is a basic project schedule analysis. Some pieces may
not be used, or may be combined with others. Time for each
will be carefully planned related to your desired project
occupancy date. Actual elapsed time varies widely for every
project. After completion of each phase, I will ask that you
approve the work prior to my continuing on to the next phase.