Phases of a Design-Build Project
Design
Cost Analysis
Contract and Permit
Construction
The Design Phase
- Orientation
- Become familiar with our company through our website and check our record with the Construction Contractors Board.
- Use our exclusive planning guides to help you organize your thoughts about your home and/or to research and select a site. (Need help researching?)
- Preliminary Design Consultation
- Depending on where your land or home is located, consultations may be by email, at our office, at your home, or on the building site. Click here for more information.
- Bring to the consultation your research, your completed Design Guide, and any documents, notes, photos or clippings you have collected.
- Preliminary Budget Range
- We can give you a rough estimate for a budget range based on recent projects.
- If this exceeds your target budget, after allowing for 10% to 20% for unexpected changes and additions, we will assist you to modify the scope of your project.
- (Note: This is not intended to be an accurate estimate, but only to limit the size and complexity of the design work. Actual costs will depend upon what you decide to include in the way of craft, quality, materials and fixtures and will be estimated during the Cost Analysis phase.)
- Site Research
- We research the legal and physical requirements of your property and discover restrictions and site factors that might affect the location, size, or orientation of the house or addition.
- Some tests or reports needed at this point might include a geological hazard report, other engineering, survey or topographical survey, fire hydrant test, soil test, or drainage evaluation. Land clearing may be necessary.
- More Information
- Site Development Work. Some examples:
- Dividing the property into parcels
- Lot line adjustment
- Obtaining preliminary permits, such as for a conditional use, demolition of existing structures, variance, or road approach
- Land clearing, stump removal or grading that is needed before survey and/or design work can proceed
- Obtaining septic approval and/or permit
- Well drilling
- Work related to bringing utilities to the site
- Design Specifications
- With the help of The Custom Home Design Guide, we work with you to define the specifications needed to create the floor plan.
- Design Specifications include the size, arrangement and location of rooms, areas, decks, and large fixtures.
- You provide both preferred and alternate choices, to help keep the design within your budget.
- Plot Plan and/or Design Section
- A Plot Plan is drawn according to the legal and physical requirements discovered by Site Research, the topography of the site, and the Design Specifications.
- Also based on this information, a section view (slice through the house) is drawn for hillside building sites, where the slope of the ground significantly affects the design. (View homes are often built on hillsides.)
- The Design Section shows the proposed floor, driveway and yard levels.
- Preliminary Floor Plan
- Based on the Design Specifications plus any Plot Plan and/or Design Section drawn, we complete the first draft of the floor plan.
- You review this concept plan and we continue to develop it together.
- We discuss what alterations are needed and make those changes.
- This is the time to make as many adjustments as possible, while the plans are still relatively simple.
- Second Draft of the Floor Plan
- You receive a second draft of the floor plan, with the requested alterations.
- If you are satisfied with it, we move on to the next step.
- If not, further alterations are made.
- Full Design Plan
- We help you define the specifications needed to complete the basic design. These include window and ceiling heights, level changes, stairs, door types, roofing, siding, exposed beams, and details of trim and fixtures.
- You receive the first draft of one or more of the elevations, depicting the exterior of the house.
- If you are satisfied, we complete the other elevations and any design section not yet drawn.
- If not, further alterations are made.
- A Cost Analysis may be started at this point.
- Approvals (Optional)
- Before finalizing the design, we can help you obtain any approvals required at this point from governmental agencies, historical societies, or neighborhood design committees.
- We then make any changes required by those agencies.
- Three-Dimensional Displays (Optional)
If you want an even clearer picture of what your house or expansion-remodel will look like when it is built, we can make:- A model.
- A perspective drawing.
- Structural Plan Specifications
- We help you define additional specifications needed for the structural plans.
- These include construction methods, fixtures, materials, and building department requirements.
- Structural Plans
- If a Cost Analysis has been started, we draw the plans to the degree necessary to obtain estimates.
- Engineering services may be required:
- Standardly, by the Building Department for homes in certain areas, such as those with high winds or erosion.
- By the plan checker at the Building Department, due to one or more aspects of the structure.
- By the Designer or a supplier, for some elements of the structure, such as large or unusual beams.
- We draw the plans to the degree needed by the engineer.
- After Cost Analysis and/or engineering, we complete the structural plans, including any changes requested by the client to reduce costs and changes required by the engineer.
Next Phase of Design-Build
