Every home has the cost of design built into the price, but in most cases, it is not necessarily spent creating a home with exactly what you want… using your priorities; so you settle for the closest thing you can find while possibly paying for things you don’t want. Why do that?
This outline will help you see the milestones ahead in a design/build process. It really is a collaborative and creative time, where we work together to create the home based on your criteria.
When you work with us, you will be given your own project website, where we offer choices on design selections and create the specifications and budget, communicate over the various choices, and create the final drawings and construction budget.
This process works well when you want a remodel or home design developed for you, based on your needs and budget. This does not mean it costs you more to work this way, and will probably end up costing you less in the long run while giving you something truly customized for you and far better than a “one-size-fits-all” home.
The Design/Build Process
The following are descriptions of the Design/ Build Milestones and the Contracts that may be encountered throughout a typical Design/ Build project. Different projects vary greatly and some or all of these milestones may be required. Still, there are basically only two contracts to this process;
- The Design Consultation Contract
- The Construction Contract
PRE-DESIGN CONSULTATIONS
OWNERS PROJECT: All projects are unique but each uses roughly the same process to develop the design, plans, and construction budget. Owners will need to define a set of project goals, the scope of work, and their specific wants, needs, and requirements. In addition, the owners will need to present a budget to the designers and /or architects to establish the parameters of their designs and ultimate construction costs.
Remember: Changes, discoveries of the need for additional work to correct problems in existing structures, and work delays are typical on every project and should be accounted for in the budget, available financing, and scheduling.
DESIGNERS-ARCHITECT CONSULTATION: Each project begins with a meeting at the project site, if possible. An AAC representative and designer preview the site and listens to the owner’s needs and ideas. The designer will discuss the budget and suggest solutions to meet the project objectives. At this meeting, notes are taken and sketches are drawn to define the scope of the work. After the meeting, the designer can estimate the costs and efforts required to complete a site survey, existing plans, design options, and a preliminary plan.
DESIGN CONTRACT: After initial meetings, a design contract is created to define the scope of work, and the steps required to complete the preliminary design. This agreement describes in detail the services, time, costs, and responsibilities of the designer and owners. Upon the owner’s acceptance of a Design Contract, the designer and their associates can begin their work.
DESIGN MEETING: At this meeting, the designer reviews the owner’s existing plans, which at times are only verbal descriptions, space requirements, anticipated materials, and budget as well as the owner’s ideas, requests, and personal preferences. After the meeting, the designer creates several preliminary design options that reflect the owner’s needs.
DESIGN OPTIONS: At this point, the designer shares their Design Options (drawings) and asks the owners to select the one or the combination that best meets the owner’s requirements. The design options include the basic use of spaces, rooms, traffic patterns, cabinets, appliances, and plumbing fixtures. Then, under the owner’s guidance and direction, a Preliminary Plan is created that incorporates the owner’s priorities and needs.
PRELIMINARY DESIGN: From the Design Options, the owners can select the design that best meets their needs, and the designer can then create the Preliminary Plan. This plan defines the building parameters as well as the interior spaces. These drawings will show the project’s floor plan, doors, windows, cabinets, fixtures, and exterior elevations as required. A rendering of the project may also be presented at this time.
PRELIMINARY ESTIMATE: After the Preliminary Plan is accepted, a Preliminary Estimate can be generated for the majority of the work required. Allowances can be assumed for finish items not specified and un-defined work that may be required. The estimate is broken down into the phases of work and allowance items clearly defined. Estimates are based on current costs and compiled from suppliers and professional trades’ people with suitable experience.
PROJECT BUDGET-ALLOWANCES: The Owners will need to set a budget and should begin to research the Allowance items; windows, doors, cabinets, tiles, fixtures, appliances, floorings, etc. to see whether the allowances will meet the owner’s expectations. If the projected costs and allowances fall outside of the owner’s budget, the owner may want to adjust the design needs and have the designer create a new Preliminary Design, or substitute project specifications with lesser-cost alternatives.
PROJECT FINANCING: With the Preliminary Plan and the initial estimate in the owner’s hands, the Owners can review the budget and their finances and obtain any necessary financing. Be sure to consider that most projects run over budget due to allowance overruns, owner’s changes, and unforeseen conditions. Be certain to secure enough funds at the start of the project, because obtaining additional financing in the middle of construction can be very difficult.
PLANNING CONTRACT: With the Preliminary Plans and budget in place, a price for the PLANNING and the CONSTRUCTION can be established. Based on this information the “Build” or Construction Contract can be generated.
WORKING DRAWINGS: With the Build Contract accepted and financing secured, the designer or architect is ready to start the Working Drawings. These drawings define the site, foundation, framing, and roof plans. The engineers use the Working Drawings to determine the structural needs of the building.
INTERIOR DRAWINGS: The interior designer should consult with the owners to create the interior design. AAC’s interior designer will typically specify or help direct the owners to ensure the material purchases meet the owner’s budget and preferences. In coordination with the owner, the interior plans can be finalized, and the finished materials and Specifications can be completed.
CITY/COUNTY PLANS AND PERMITS: The Working Drawings are presented to the governing municipality for permit approval and may need modifications to meet specific government requirements before construction is approved. The final Permitted Plans are then used to create final contracts and define the work and materials required from all sub-contractors and vendors.
CONSTRUCTION CONTRACT:
At this time, you will be presented with a Construction Contract, and construction can begin!
We look forward to working together to build an exceptional home, designed just for you and your family. Please, do not hesitate to call with any questions.
Thank you,
Ron Hazard
All American Contracting, LLC. (208) 755-9402
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