Predesign is the information gathering and analyzing phase. This phase includes all the work necessary prior to actually designing your residence. During this phase we formulate a detailed Program of Requirements which clearly defines your needs and objectives. Careful consideration is given to function, spatial relationships, character and image, as well as other factors that affect how the home will address your lifestyle. We will review your construction budget in relation to your program of requirements. The building site will be analyzed and evaluated to determine the best placement of the residence and location of spaces within to maximize views and building efficiency. A soils report may be necessary for potentially unstable sites. During this phase we also establish the scale and character of the residence and how the parts of the residence relate to each other. In the case of renovation, we will investigate the existing conditions of the site and building.

Preliminary Design is the conceptual and exploration phase. We initially analyze the Program of Requirements and then develop concept diagrams and rough sketches. During this phase we determine the general layout, form and overall appearance of both the residence and its relationship to the site. Sketches, drawings and study models are prepared to help evaluate the ideas and concepts that set the course for the final design. We begin to design feature elements such as stairways, cabinetry, fireplaces and built-in furniture. The overall design of the residence should be well refined by the end of this phase. Plans, elevations and sections through the house will be developed for client approval.

Construction Documents is the phase where the design is translated into technical information for the contractor. Working drawings (blueprints) and specifications are prepared to define in detail all the materials that are to be incorporated in the residence, where they are located and how they are to be installed. We will review the same with the authorities when necessary. Although this phase is primarily intended for working out the technical aspects of the project, some design work will also take place. Light fixtures, plumbing fixtures, and finish materials (flooring, paint colors, trim & moulding, etc.) are selected.

During the Bidding and Negotiation Phase we prepare tender documents for competitive bids or negotiated proposals from a selected list of general contractors or project managers. During this phase we prepare and distribute sets of working drawings and specifications, address questions from contractors, interpret the documents and prepare revisions to the original drawings or specifications. Once the bids or cost estimates are received, we analyze the results and prepare the contract between you and the selected contractor. We will assist you in your contract negotiations with your general contractor or project manager and prepare the contract between you and the contractor.

Construction of the project is the final phase of the process. In this phase we review the progress of the work and facilitate any changes that may be required. We review the construction schedule with the contractor and answer questions, review shop drawings (manufacturer’s drawings of specific elements to be incorporated within the residence,) and review monthly progress payments that are submitted by the contractor for payment. Final selections of finishes and fixtures are also made. Upon completion of this phase we provide a thorough inspection of your home to ensure that it is complete and ready for occupancy.