Custom Design

Preliminary Design Phase

The design phase is the time in which the owner’s ideas and our experience start to merge. We take into account the owner’s requirements and desires, the budget, the site, restrictions and covenants, local codes, and other criteria that will affect the project.

It is often very helpful to introduce photographs, magazine clippings, product brochures, and even rough sketches to communicate your ideas to us. Depending on the scope of the project, it is at this time when site surveys, topographic surveys, subdivision restrictions are needed to incorporate into the design. The Owner will need to supply the Designer with their requirements of the proposed project, including such things as total budget, approximate size of the project, family requirements, general preferences on exterior and interior items, special requirements for such thing as volume ceilings, special rooms and site orientation.

From this information we prepare design drawings showing the floor plans, site orientation, and exterior appearance of the proposed project. These drawing are then presented to the Owner, for their approval. The actual drawings included will depend on the particular project circumstances.

Final Design Phase

After the concept of the design has been established and the Owner has approved the preliminary design documents, we prepare documents consisting of floor plans, elevations and general details of the proposed project for the Owner’s approval. These drawings have sufficient detail to formulate other systems that will come into play, such as preliminary cost estimating, receiving approval from subdivisions and determining the requirements for other disciplines, such as electrical, mechanical and plumbing.

Even though the final design documents are somewhat detailed, it is not advisable to issue these drawings to multiple contractors for formal bids. Simply because the final design drawings are not of sufficient detail to adequately determine all variables associated with the construction process. Bids obtained from design drawings are very hard to compare simply because each contractor bidding has to guess on many items associated with the project. It’s like comparing apples to oranges.

In many cases the final design phase can be eliminated or incorporated into the construction document phase, as the first set of preliminary design documents are of sufficient detail to satisfy the Owners requirements with only minor revisions.

Construction Documents

The Construction Documents or building plans are the tool in which the design is translated into a real structure. The Construction Documents are used to obtain bids from contractors, attain building permits, and to actually build the home. We provide detailed plans that clarify how the home is to built. From detailed foundation and framing plans to drawings showing how the molding is to be assembled. The construction documents cover in detail the four major elements of the building, architectural, structural, mechanical and electrical.

Depending on the scope of the project, the Construction Documents usually include a site plan, foundation plan, framing plans, detailed floor plans, schedules for doors, windows and room finishes, all exterior elevations, interior elevations, wall sections, building sections through the structure, drawings detailing special construction, electrical and mechanical plans. Depending on the project's requirements, a book of specifications for construction or Project Manual can also be prepared.

Bidding Phase

The bidding phase is the time when the Construction Documents are submitted to contractors for cost estimating, usually three contractors are selected to bid, but sometimes the Owner has already decided on a particular contractor, which is common. This is also the time for negotiations and establishing what kind of contract will be used. There are three main ways to contract to build a home.

A Stipulated Sum Contract, in which the Contractor supplies the Owner with a single price to build the project, based on the Construction Documents. Any changes or deviations from the Construction Documents during the construction cause an increase to the original contracted amount.

In a Cost Plus a Fee contract the Contractor will build the project for the cost of materials and labor, plus a fee for profit. Usually this is a percentage of the cost, but sometimes it is a stipulated fee based on an initial estimate of construction cost. The builders profit is based on actual costs and is usually the most equitable situation for the contractor and the Owner. The big down side to this arrangement is that the Owner does not know what the total project will end up costing.

The third major way to build a new house is to act as your own general contractor. This however is the most demanding on the Owner. Also, some lending institutions will not permit the Owner to construct their own home, without a general contracting license.

We can assist the Owner with issuing bids, contract negotiations, and consult with builders if any questions arise.

Construction Phase

The construction phase is the phase where the project is built. We can assist the Owner with periodic site visits to insure that the work is being completed in accordance with the contact documents, consult on final material and color choices and provide services as required by the Owner or Contractor.

Preliminary Design Phase	The design phase is the time in which the owner’s ideas and our experience start to merge. We take into account the owner’s requirements and desires, the budget, the site, restrictions and covenants, local codes, and other criteria that will affect the project. It is often very helpful to introduce photographs, magazine clippings, product brochures, and even rough sketches to communicate your ideas to us. Depending on the scope of the project, it is at this time when site surveys, topographic surveys, subdivision restrictions are needed to incorporate into the design. The Owner will need to supply the Designer with their requirements of the proposed project, including such things as total budget, approximate size of the project, family requirements, general preferences on exterior and interior items, special requirements for such thing as volume ceilings, special rooms and site orientation. From this information we prepare design drawings showing the floor plans, site orientation, and exterior appearance of the proposed project. These drawing are then presented to the Owner, for their approval. The actual drawings included will depend on the particular project circumstances.
Final Design Phase	After the concept of the design has been established and the Owner has approved the preliminary design documents, we prepare documents consisting of floor plans, elevations and general details of the proposed project for the Owner’s approval. These drawings have sufficient detail to formulate other systems that will come into play, such as preliminary cost estimating, receiving approval from subdivisions and determining the requirements for other disciplines, such as electrical, mechanical and plumbing. Even though the final design documents are somewhat detailed, it is not advisable to issue these drawings to multiple contractors for formal bids. Simply because the final design drawings are not of sufficient detail to adequately determine all variables associated with the construction process. Bids obtained from design drawings are very hard to compare simply because each contractor bidding has to guess on many items associated with the project. It’s like comparing apples to oranges. In many cases the final design phase can be eliminated or incorporated into the construction document phase, as the first set of preliminary design documents are of sufficient detail to satisfy the Owners requirements with only minor revisions.
Construction Documents	The Construction Documents or building plans are the tool in which the design is translated into a real structure. The Construction Documents are used to obtain bids from contractors, attain building permits, and to actually build the home. We provide detailed plans that clarify how the home is to built. From detailed foundation and framing plans to drawings showing how the molding is to be assembled. The construction documents cover in detail the four major elements of the building, architectural, structural, mechanical and electrical. Depending on the scope of the project, the Construction Documents usually include a site plan, foundation plan, framing plans, detailed floor plans, schedules for doors, windows and room finishes, all exterior elevations, interior elevations, wall sections, building sections through the structure, drawings detailing special construction, electrical and mechanical plans. Depending on the project's requirements, a book of specifications for construction or Project Manual can also be prepared.
Bidding Phase	The bidding phase is the time when the Construction Documents are submitted to contractors for cost estimating, usually three contractors are selected to bid, but sometimes the Owner has already decided on a particular contractor, which is common. This is also the time for negotiations and establishing what kind of contract will be used. There are three main ways to contract to build a home. A Stipulated Sum Contract, in which the Contractor supplies the Owner with a single price to build the project, based on the Construction Documents. Any changes or deviations from the Construction Documents during the construction cause an increase to the original contracted amount. In a Cost Plus a Fee contract the Contractor will build the project for the cost of materials and labor, plus a fee for profit. Usually this is a percentage of the cost, but sometimes it is a stipulated fee based on an initial estimate of construction cost. The builders profit is based on actual costs and is usually the most equitable situation for the contractor and the Owner. The big down side to this arrangement is that the Owner does not know what the total project will end up costing. The third major way to build a new house is to act as your own general contractor. This however is the most demanding on the Owner. Also, some lending institutions will not permit the Owner to construct their own home, without a general contracting license. We can assist the Owner with issuing bids, contract negotiations, and consult with builders if any questions arise.
Construction Phase	The construction phase is the phase where the project is built. We can assist the Owner with periodic site visits to insure that the work is being completed in accordance with the contact documents, consult on final material and color choices and provide services as required by the Owner or Contractor.