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| Fig 1. Design Project Phases - Plan House, LLC |
The many tasks of home planning are commonly divided into steps. Large groups of these steps are combined to provide milestones called phases. These phases are:
Pre-Design Phase
Research and Dialog
Client-Centric dialog, questionnaire, and exploring what you like.Develop a program what spaces and functions do you want in your home or building? What architecture do you want? What are the style and the feel you want it to evoke?
Budget Analysis
Site + materials + labor + services = total costWhat are your expectations of cost and what can you afford and how can you get there? This is an ongoing balancing act throughout the project.
Site Analysis
Zoning review. site survey. building orientation, micro-climate study, existing conditions,
Approve Program
Set the rooms types and functions. Review the design direction of style and gather sample imagery.
Schematic Design Phase
Create and approve Schematic Site Plan, Schematic Floor Plan, and Exterior Masses. Rough estimate on building cost based on square foot and level of finish. Designs at this stage are still blocky and undefined masses.
Interiors - Furniture Layout Plan, Material Selection, Paint, Color, Room Finish Schedule, Interior Material Finishes Board
Design Development Phase
Refine the design of floor plan, develop interior and exterior conceptual images. This is where the magic starts to happen. Once the design is completedService options during design development.
3D Visualization - Exteriors and Interiors.Construction Document Phase
- Blueprints, Material, Finishes, and Specifications
- Structure Calculations - Sizing Roof Rafters, Ceiling and Floor Joists, Walls, Columns, Beams and Headers, Brace Wall Panels and Coordinate Required Engineering and Trusses.
- Energy Calculations - Res-Check,
- Room Interior Elevations and Cabinet Drawings
- Green Design and Checklist
- Coordinate with Mechanical, Electrical and Plumbing Contractors for Permit Submittals,
Coordinate with Consultants as Needed.
Engineering - Structural and Mechanical Calculations required for permit.Interiors - Furniture Layout Plan, Material Selection, Paint, Color, Room Finish Schedule, Interior Material Finishes Board
Landscape - Planting Plans, Porches, Decks, Patios, Gazebos, Low Retention Walls, Sprinkler Layout Plan
Bidding and Permitting Phase
Assistance during the bid and permitting are ala cart. At a minimum, the designer will be available to provide clarifications on plans for contractors and building department questions. Additional services are recommended but clients may choose to handle these details on their own. For instance, the contractor may already be on board and the project does not go out for bid. This is a list of additional services that can be provided:
- Invitation to Bid,
- Plan Room Submittal,
- Plan Checkout and Deposit.
- Clarifications,
- Proposed Bid Alternatives
- Bid evaluations
- Awarding Bid
Services can be customized to fit project conditions and client needs.
Construction Administration Phase
Additional Services that I offer in the construction phase are:- Check work conforms to plans
- Change order administration
- Verify material on-site before progress payments
- Verify inspections pass at a timely rate
- Create punch lists
- Site visits
Site Visits
Site visits can be requested by the client to assist with questions that arise during construction on a per-visit basis, at key construction milestones, or for a weekly construction meeting. Key construction milestones are:
- Site review
- Pre-footing pour,
- Pre-foundation pour,
- Framing while nailing and cavities are exposed,
- Air sealing blower door testing,
- Pre-electrical, identify switch, fixture, outlet, and specialty locations,
- Mechanical and Plumbing,
- Insulation,
- Drywall,
- Final
- Additional inspections especially for larger projects or special inspections.