A typical project will proceed as follows:
PROGRAMMING PHASE - One month
We will inspect and analyze the existing site and structure to obtain pertinent information. Program requirements will be reviewed with all interested parties so we can analyze information and make recommendations.
SCHEMATIC DESIGN PHASE - Two months
In this phase we synthesize the owner's requirements into a building design. Sketches will be reviewed with the owner. Then drawings of the final design, showing floor plans, exterior elevations, site plan, outline specifications, and cost estimates, are presented at a formal meeting.
WORKING DRAWING PHASE - Four months
Upon acceptance of the schematic design we will prepare complete working drawings to include the following: detailed site plan, exterior elevations, foundation and structural framing plans, roof and ceiling plans, exterior elevations and details as required, plumbing, heating and electrical plans, material specifications, complete bidding requirements, and a refined cost estimate.
Parallel with this work we will be preparing drawings for Site Plan Approval from you local governmental entity. We will be commmunicating with them to determine their specific requiements, and we will represent you at the Planning Commission meeting. This process in itself can often take several months to complete.
BIDDING OR NEGOTIATION PHASE - One month
We will aid the owner in pre-selecting bidding contractors and issuing plans for bidding. We will make all clarifications to the plans, issue any addenda required, and receive and open bids. The owner will be assisted in analyzing the bids and writing the construction contract.
CONSTRUCTION ADMINISTRATION PHASE - Six /Twelve months
During this phase we are responsible for the following: construction inspections as required throughout construction, checking shop drawings, issuance of bulletins and change orders, approval of contractors payment requests, collection of waivers of lien and sworn statements, issuance of substantial completion certification, a punch list, and performance of final inspection before final payment.