Design Process
Custom Home Design Process
Taking on a custom home design project is an exciting journey but can be a daunting one as well. There are many factors that must be taken into consideration, but we have good news. You don’t have to go at it alone. We enjoy helping you with the process, paying careful attention to your needs and wants while working with you to develop a reasonable schedule and budget.
PRELIMINARY
- Scope of your project
- Preliminary estimates of our services and schedule
- Assess your needs and wants with your lifestyle
- Explore concepts that inspire you
- Review site documentation
- Go over means of communications for coordination (fax, email, mail, phone, dropping off, etc.)
SITE SELECTION
A site is very important to the process. While it is not necessary to begin planning a house before a site is selected, it is critical in order to complete a design and obtain permits. We can assist you in the selection of your site if you do not have one. If you do have one, the house will be designed based upon views, sun exposure, neighboring elements, and weather among other considerations. A detailed survey must be obtained in order for the house to be properly located and designed to fit the site. A survey may contain several elements including topography, legal description, property lines, vegetation, easements, special considerations, utilities, roads, sidewalks, etc.
PROGRAMMING/CONCEPTUAL DESIGN
As information is compiled about the site and your desires for your custom home design, we begin to layout different schematic designs. We will explore the size of the required spaces, their relationships, materials, functionality, etc. Sketching the initial layout occurs in this stage. We begin to consider the house in the context of the site, optimizing views and solar orientation. As this step progresses, we will incorporate building codes and zoning considerations such as setbacks. The scope of the whole project begins to take shape and we will revisit the schedule and budget and adjust accordingly.
SCHEMATIC DESIGN
Concept diagrams and rough sketches will be a part of this step in the process as brainstorming becomes the tool of choice. Drawings and models may become useful tools as exterior elevations and concepts are developed. During this process, the particular style of architecture desired will be incorporated into the design. While we are working on the building, there will be work done on the site in preparation. The soil will be tested for weight bearing capacity, determining the foundation type and structural system to be used used for the custom home design. We will also check the suitability for a septic system if needed; water table for a well if needed; or the potential for geothermal, wind, or solar energy use. As the site goes through this part of the process, we will make a final determination if the site is to be used or another needs to be located.
Drawings will be developed during this phase to be used by you to determine if we are heading in the right direction for your custom home design and to make major changes if needed. Example of drawings include the site plan and floor plan(s) and any relevant 3D models or renderings for visualization purposes. Any input received will be used to work part of the process over again or to move onto the next step in the custom home design process.
DESIGN DEVELOPMENT
Once your custom home design has been approved for size, room flow, and style, we refine it and begin developing drawings where dimensions and other elements are refined to make it build-able. We also begin to talk specifics about equipment that will be used in the home including appliances, fireplaces, water heaters, garage door openers, exterior light fixtures, etc. Engineers will be brought on board in order to design the structural, mechanical, and electrical systems from the layouts we draft. Stairs, cabinetry, kitchen and bath finishes, and other finishes will be explored and selections will be narrowed. Additional technical details will be developed and included in the drawing set. In addition to the floor plans, elevations, and details; cross sections of your custom home design will be developed to give greater insight into how the custom home design and its components will be held together. If you live in a community where design approval must be given, it may be done at the end of the previous step or during this phase. Drawings can also be provided to take to the bank for appraisal purposes for construction loans.
CONSTRUCTION DOCUMENTS
All the materials and major components will have been decided upon and incorporated into the drawings. Specifications may be in a separate but accompanying document or may be incorporated into the drawings. Remaining items to be designed will be completed during this time. Finish materials such as door hardware, carpet, tile, paint, etc. are selected but may be finalized during construction. Any changes as a result of architecture committee reviews in your community or by the bank will be incorporated.
At this time, only minor changes are made. Site orientation and placement, room locations, elevations, or style are rarely changed during this step. Once you have given your approval and the working drawings (building plans or blueprints) are completed, they will be submitted to the city for permitting and sent to contractors for negotiations or bidding.
BIDDING AND NEGOTIATION
As we are a concept to move-in design firm and in order to help you maintain cost and keep control of the schedule, we will assist you in finding a general contractor using our referral partners or using your preferred contractor if they are able to do the work. If this is not desirable we place the project out to obtain competitive bids or proposals to complete your custom home design project. Sets of drawings and other relevant information will be distributed to construction companies who are interested in the work, we will answer any questions or clarify anything in the material. Should a revision be required, one will be issued in a timely manner. Once bids are received, we will go through them to determine their suitability for the project and prepare you to contract for construction. If we need to correct anything on the drawings in order for permits to be issued, they will be done in a timely manner and submitted back to the building department at no extra charge. Once the permit is issued, construction can begin on your custom home design.
CONSTRUCTION
One of the last steps in the custom home design process is construction of your new home. We will finalize all finishes and fixture selections to submit to the contractor for installation. We follow the process to make sure any issues are dealt with swiftly and any changes are documented and processed. We will answer questions during this phase, review submittals and shop drawings and approve them for use or reject them for resubmission. We will facilitate this process to make sure all coordination and communication remains efficient, including timely payments. We will keep an eye on the process to make sure the design is adhered to and see to it that no unforeseen changes develop by inspecting the site or observing it through regular communication with the contractor through pictures or video.
MOVE-IN/FOLLOW UP
As construction is wrapping up, we will walk through to make sure it is ready for you to move in and live in your new home. After you have moved into your new custom home, we would like to follow up with you to get feedback from your experience and about how you are using your custom home.