This phase focuses on gathering information before starting the design. We collect details about the project, such as site information, existing structures, codes, deed restrictions, septic details, utilities, access, budget, and schedule. This information is used in the schematic design.

During this stage, we begin to outline the building's shape and design ideas typically in sketch form. We will develop at least two design options for you to review, based on the information we've collected up to this point.

In this phase, we turn the schematic plan into digital drawings, drafting the floor plan with walls, windows, doors, and stairs. We define room sizes, layout, and building volume, create initial exterior elevations, and start selecting materials for the interior and exterior.

In this phase, we create a detailed set of drawings and specifications for the house that the contractor will use for pricing and construction.

Typically the following drawings will be provided for the project:

• Site Plan (where required)

• Foundation Plan

• Floor Plans

• Exterior Elevations

• Building Sections / Wall Sections

• Interior Elevations (if required)

• Details

• Building Specifications depicted in General notes

• Electrical / Lighting Plans

• Door and Window Schedules

• Structural Plans

This is a separate phase and fee and is provided on request by client.

• Bid Contract:

  • We choose two or more contractors to bid on the construction documents, providing a fixed price based on the drawings and specifications. It's important that the bidders are of similar quality, as differing price ranges from custom and production builders could complicate the process.

• Negotiated Contract:

  • This T&M (time and materials) or Cost-Plus contract charges for the actual work plus a negotiated fee. It involves the contractor in the design phase to help refine pricing. This method guarantees them the contract after the construction documents are complete and builds trust among all parties.

This is a separate phase and fee and is provided on request by client.

Once the contract is awarded and construction starts, we act as your representative on-site. We monitor progress, review payment requests, and ensure that everything aligns with the contract documents. I don’t instruct the contractor on how to do their work; We simply ensure they meet their contractual obligations.

• Weekly Meetings:

  • We visit the site each week to meet with the contractor and subcontractors, answering any questions and checking that everything aligns with the contract documents. I also set up a private project folder for you, where we post progress photos and provide a weekly field report.

• Payment applications, Change Orders, Supplemental information:

  • We review and approve the contractor’s payment requests and examine any change order requests. If any work needs clarification or adjustments, we provide sketches to facilitate the Contractors work.

• Project Close-out

  • At ‘Substantial Completion,’ I collaborate with the contractor to create a punch list and ensure it is completed. At the end of the project, we issue a ‘certificate of final completion’ and authorize the release of the final payment.