Well-Housed © 2024

OVERVIEW

There are typically five phases of design plus a pre-design phase during a project, although some of these phases may be combined on small residential projects and occasionally the client does not request Bidding and Construction Administration.

PRE-DESIGN

·    Initial site visit.

·    Discuss if there is a survey or any existing drawings (for renovations).

·    Verify if the Town has an existing file with information for the residence.

·    Measurements (for renovations projects)

·    As-built drawings (for renovation projects)

·    Discuss project design objectives; must haves and wish list items.

·    Discuss schedule and budget.

SCHEMATIC DESIGN (SD)

·    This is the first phase of design and typically involves about 15% of the time and fee for design services.

·    Zoning and code research begins.

·    Determine consultant needs; surveyors, structural engineer, AV, landscape architect, etc. 

·    Establish basic size, location, and adjacencies of spaces.

·    Establish the preliminary massing and shape of the residence.

DESIGN DEVELOPMENT (DD)

·    This phase of the project typically involves about 20% of the time and fee for design services.

·    The drawings created during the schematic design phase are revised based on client input.

·    There are initial conversations about finishes, windows, doors, appliances, fittings, and fixtures.

·    Once the design is finalized, floor plans and exterior elevations are shared with the structural engineer (if needed).

·    Initial conversations with potential general contractors may begin at this time to determine their interest and availability.

CONSTRUCTION DOCUMENTS (CD)

·    This phase of the project typically involves about 40% of the time and fee for design services.

·    This phase begins once the design has been finalized. The drawings created during this phase are the detailed drawings containing (as needed) a site plan, roof plan, floor plans, exterior elevations, interior elevations, power and lighting plans, schedules, and specifications.  These will be used to by the contractor to provide a bid and submit for a permit from the Town’s code enforcement division.

·    The schedules included specify finishes, windows, doors, appliances, fittings, and fixtures are finalized or allowance amounts are provided. Occasionally the owner will make some of these selections themselves and convey the information to the designer.

·    Heating, ventilation, and air conditioning systems and insulation are discussed with the client.

BIDDING (BD)

·    This phase of the project typically involves 5% of the time and fee for design services.

·    The Owner will select a general contractor during this phase.

·    If requested by the owner for assistance during this phase, the designer involvement may involve meeting with the owner and potential contractors to discuss the scope of the project, the contractor’s qualifications (similar projects and capabilities), interest, and availability.  The designer can also review the bids submitted and assist in making comparisons between multiple bids.

CONSTRUCTION ADMINISTRATION (CA)

·    This phase of the project typically involves 20% of the time and fee for design services.

·    If requested by the owner, the designer will make periodic visits to the site during construction to check construction progress, respond to requests for clarification by the contractor, review change orders and pay applications, and produce a “punch list” of items to be completed or corrected prior to final payment.