New Build Timeline and Process
Design and Documentation: 3-6 months
This timeframe includes our 4 phases of design and documentation, as well as the time necessary for engineers to complete their work on your project. Our 4 phases of design and documentation are Existing Conditions, Schematic Design, Design Development, and Construction Documents. Below is a summary of those phases.
Existing Conditions
Existing Conditions is the foundation for the rest of the design and documentation process. It primarily includes information gathering and documentation of the site. Information gathering includes studying the context of the neighborhood and land, researching the zoning requirements and applicable codes, and photo documenting the site. We spend a considerable amount of time investigating and discovering what makes the site unique, which views should be optimized or shielded, what is the best orientation for the home, what is historically and culturally significant to the area, and so on. Existing Conditions is the phase when we require a site survey to be produced by a site surveyor if one is not already available. We use this survey to create a digital plot plan that is used as the base drawing for the rest of the project.
Schematic Design
Schematic Design focuses on the experience of the home, the location and relationship between different functional areas, how the new home affects the existing site, passive sustainable design strategies, and ultimately, the overall design concept of the home. In this phase we use the information gathered during the Existing Conditions with your project scope to design the floor plan and site plan, and accompany them with numerous 3-D renderings to convey the shape, massing, and other big ideas. We meet with you to discuss these layouts and refine them until we create the best plan solution. This is generally done in 2-3 meetings.
Design Development
Design Development is where the “look” or “style” of the home comes into the process. During this phase, materials including siding, roofing, doors, windows, lighting, cabinetry, counters, hardware, fixtures, tile, flooring, color schemes, and all other finishing details are discussed, often with a visit to showrooms to select major items in person. 3-D renderings are used during this phase to paint the picture of what the spaces will look like.
Construction Documents
Construction Documents are the final deliverable you receive from us and when consultants such as Structural, MEP (Mechanical, Electrical, and Plumbing) and Civil engineers are involved. In this phase we specify and draw highly detailed plans to be used by General Contractors to price the design, and as needed to obtain the Building Permits.
Construction Administration
Construction administration focuses on the completion of the specific project contract. This phase and service typically begins leading up to construction, after the contract has been agreed upon and signed. Here the goals become to organize and regulate the construction process, ensure architectural drawings are accurate, request change orders as needed, and navigate building codes or other submittals as the project moves through the construction and inspection phase.
Building Permitting: 2 months
A building permit is required for all new build homes. The time necessary for permitting is completely dependent on the the local jurisdiction and varies greatly on how well they are staffed and how many projects they are reviewing. The permit is issued when structures are designed in accordance with the building codes and all other applicable codes and ordinances, to ensure the safety of the structure. Time to secure a permit is typically around 2 months, but again, this depends on your local jurisdiction. If your project is in a historic district, the timeline may extend as it also has to be reviewed by the Historic Preservation Office.
Construction: 7-14 months
Construction for a new build home typically takes 7-14 months, but can take more time based on the size, complexity, and location of the project. The general contractor that you hire to build your project is responsible for the schedule and timeline of your project, but estimating 7-14 months for construction is a good start. Once the project is underway, we are available by phone and email to troubleshoot any questions that arise during the construction process. We typically make site visits every other week to ensure that the design intent of the drawings is being upheld.
Contract Generation
The creation of project contracts, as well as the navigation of AIA supported contracts and those developed in house.
Construction Management Advisor
Overseeing the steps leading up to construction including cost estimation, developing the project schedule, and analyzing construction feasibility. During construction the CMa will coordinate consultants and contractors, as well as oversee the project on scheduled visits. The most important task in this service is the advising of project owners/clients with their extensive construction experience to help ensure the projects completion run smoothly and on schedule.
