What Does the Design Process Look Like?

The typical design process consists of a series of steps. Each step zooms in closer and in finer detail until Construction Documents that can be used for Authority Having Jurisdiction (AHJ) approval are complete. Meetings, Phone Calls, Site Visits, trips to view materials of systems (such as the window and door showroom) are all included across all the steps below. The basic steps are:

-Pre-Design Diagnosis

The Architect and the client meet together to get to know each other and establish the vision for the project. The Architect will then take this information and conduct some research on the site, surrounding sites, city zoning (height limitations, types of buildings permissible on the site, parking, etc.), conduct some basic site analysis and diagramming, etc. This study will result in a Diagnosis document that the Architect will share and walk the client through so that a thorough understanding of what the project is, and what it can be is clear right from the beginning.

*The Pre-Design Diagnosis will not include any site visits or design work.

-Programming

In this step we determine the list of rooms, spaces, and features to include in your home. A rooms size, features, and dependencies are all considered here. This process may take multiple meetings, and for the Architect to generate options for review, but will culminate in a bubble diagram showing how the floor plan will be laid out in addition to a commentary on various other aspects of the design.

-Schematic Design

In this step the Architect will draw up the design of the home from everything that you have talked about. There will be back and forth on the floor plan, what the home looks like from the outside, and moving things around until you are satisfied. There will also be discussions on all of the features that the home will provide to ensure that are accounted for right from the beginning. In this stage, discussions with each member of the project team are also recommended so that their concerns can be incorporated early and thus capture efficiencies to save you money.

-Design Development

This is the stage of decision making. There will be many questions about very specific items. Which Elevator, which fireplace, what window package, etc. We will discuss all of these and make a list called a Design Narrative that lays it all out. Also in this stage the engineer and consultant team will begin their work. Structural, Mechanical, Electrical, and Plumbing for the basics, but additional consultants such as Interiors, Lighting, Acoustics, and Envelope may also be involved. All of them will be doing work on their portions and will have their own questions to ask. At the end of this stage the working drawings will include a draft set from all members of the design team to show what the intent is for all materials, assemblies, equipment, etc. At this point, all decisions have been made.

-Construction Documents

The major portion of your work as the client is now done. This phase is about executing all of the decisions in the prior phase and detailing/calculating them out fully to ensure a smooth build process. This phase typically takes the longest, but the pace of meetings for the client will slow down. There will still be questions, and any changes should be few and far between. The Design team will fully detail all components and systems, and ensure that they work together seamlessly. An essential component of this process is coordinating the location of various elements across disciplines to ensure that elements from one discipline are reflected in all others so that conflicts out on site later are avoided. When conducted formally, this is called Clash Detection. At the end of this phase the completed set of construction documents will be ready and delivered to the owner for bidding and city submission.

-Bidding

If a contractor was not chosen early in the process, they can be chosen at this stage in a competitive process called bidding. The construction documents can be given to selected contractors or placed on a bidding website where contractors can find them. They will take some time to review and deliver an estimate for how much it will cost to build the home. It is recommended for clients not familiar with reviewing bids to review them with the Architect. Together we can create a Bid Table that lays out the pros/cons and costs for each submission. Some professionals recommend that the lowest and highest bids are automatically thrown out, but each case should be considered individually. Most important to remember is not to choose the cheapest option simply because it is the cheapest. A low bid may indicate that the contractor missed some things in their review that will come up later in construction. This can lead to a long string of extra costs during construction itself leading to frustration and resentment, and in the end may end up costing even more than another more fully realized bid.

-Permitting

Typically the Owner will submit the set of Construction Documents to the Authority Having Jurisdiction (AHJ), however the Architect or the contractor can assist with this process. There will be a permit fee that must be paid directly to the AHJ. Receiving approval can take from days to weeks to months depending on how busty the department is, how organized they are, and whether they have any comments back to the design team that need clarification. Check in with your AHJ to see what their processing time looks like as you begin the design process.

-Construction

The Contractor takes the lead from this point forward, but the Architect will still be involved all the way until the end. We provide multiple valuable services during this stage. We will work with the Contractor to clarify questions, collaborate on issues or unforeseen conditions that may arise, review the Contractors work through a process called ‘Construction Observation’ where we walk the site at regular intervals and make comments on anything that seems out of place, we can review the Contractors Pay Application to verify that we agree that what they are asking to get paid for matches the work that is present on site, etc. During this time your Architect is your advocate on the site to protect your interests. The vast majority of Contractors are quality professionals that will do their best to build you a home you will be proud of for many years, but even the best may miss something. Ensure that your contract with your Architect includes this crucial service to protect your vision all the way through move-in day.