STEP 1 (Programming)

Defining clients' needs:

Information gathering: This phase involves a discussion of the clients'  wants and needs. It is common for home owners to bring in photos of houses they like, magazine clippings, and ideas that they have been gathering in order to discover not only the clients'  wants and needs, but also  the appeal of those elements. A discussion of the clients' lifestyle is also important, as it helps determine how to best use the space.

At this phase, homeowners should be prepared to provide a site survey. If remodeling or building an addition it will be necessary to document existing conditions during a site visit.

STEP 2 (Design)

SD-Schematic Design

After the completion of Programming the actual design can begin. A number of rough sketches will be presented showing the general layout of the project.  These sketches can vary from what are called bubble diagrams to floor plan and elevation sketches. Typically, these sketches can be used for preliminary costs based on square footage but do not contain enough information for a detailed estimate or construction.

It is important that these drawings reflect the homeowners' intentions and requirements. This is the time to explore options and make changes.

DD-Design Development

This phase addresses the development of  more detailed floor plans, elevations and cross sections to describe and illustrate other aspects of the design. All decisions that are to be documented in the construction drawings need to be determined. Some obvious examples are exterior materials, finishes, lighting, windows, and doors. Other technical matters such as structural sizing, location of beams and columns, and code issues will be discussed with the
client and builder to determine costs and possible cost savings. It is critical that the builder be involved at this point to keep costs in check. Prior to the completion of  this phase the builder needs to agree that the design as proposed to date can be built for the given budget.

This phase will  illustrate the structure and how it will feel and function, including exterior and interior renderings.

STEP 3 (Construction Documents)

Construction documents are those that the city uses to issue permits, the vendors use to order parts and the builder uses to construct the project. These documents will be complete enough to receive permits and answer most construction issues. The main focus of these documents is the actual construction of the structure. Interior finishes are very generic and will be handled during construction or during conversations with either the builder or interior designer.  It is much more efficient and cost effective to have clients  work with their builders and  vendors on
their finish choices than it is to document these specific items on the construction documents.

STEP 4 (Construction)

This is the phase where the structure starts to take shape. During construction it  is necessary to represent the client in design and technical issues, and make it clear to the builder what the final product is expected be. No matter how detailed drawings and discussions are there will be unknowns. In remodels, previously unknown existing conditions may be uncovered during the demolition that will change structural conditions in the addition. In new construction, site
conditions may be discovered that can change the footings.  Updating drawings as changes arise can avoid costly mistakes later, and will help ensure that all the hard work and design of the home or addition is completed according to expectations.  After permits are pulled by the builder a proposed field visit schedule  will be set that  will best fit the clients' needs and is appropriate to the scope of the project.  A typical list of visits would include:  Foundation,
Rough Framing, Rough Inspection, and a final punch list.