The Design-Build Process: Sequence of Steps

The following outline will walk you through the sequential steps in typical design-build process on a larger residential project, with an architect involved. We work with an architect we like for our more complex jobs, but do the design work on simpler jobs, like baths, kitchens and simple room additions in-house. The steps mentioning the architect would be excluded if HER Home Design BUILD was doing the plans in-house.

The Initial Meeting

  1. Client-Contractor Interview and Consultation
    1. Obtain client data: cell phone numbers, emails, etc.
    2. Contractor qualifications for the project
    3. Client background information. Discuss preferred design style, priorities and budget.
  2. Budget Discussion vs. General Costs vs. Value
  3. Discussion on Design-Build Process – We develop 3-D color plans like you see on HGTV for our projects.
  4. Introduce In-house Interior Designer-Selections Coordinator Services/Fees
  5. We build to meet industry standards (NAHB Residential Construction Performance Guidelines)
  6. If the project is a large remodel (like a whole-house renovation or second-story addition), determine client living requirements during construction
  7. Obtain a copy of owner’s survey, and a duplicate site plan in our design software

The Design Meeting

  1. If a remodel, we measure and draw the “As–built” existing conditions layout of the home
  2. Sign the design services contract
  3. Introduction and qualifications of our Architectural Designer
  4. Discuss project goals, style and budget
  5. Discuss project priorities and special interests

The Preliminary Design Drawing Presentation to Client

  1. Meeting at our offices to present and explore the 3-D plans on a large screen TV
  2. Make changes and revisions to the plans at that meeting
  3. Provide clients with access to their personal portal so they can review their plans and keep up with the process

Start Construction Cost Estimating for Revised Plans

  1. Obtain estimates from major subcontractors on preliminary design
  2. Discuss preliminary costs on the project and compare to budget
  3. Make required changes
  4. Have clients discuss allowances and product selections with our design team

Prepare Construction Drawings

  1. We collaborate with our architectural engineer to provide additional construction drawing plan pages showing wall sections, roof wall, and ceiling framing, nailing patterns, shear wall bracing, etc.

Prepare and Submit Final Project Estimate

  1. Major subcontractors provide final bids based on final drawings
  2. Determine final product allowances or selections
  3. Review drawings and costs with client
  4. Review and finalize scope of work

Financing Procedures (If Applicable)

  1. Loan Application
    1. A 12-day Rule applies from the date of loan application until the Contractors contract can be signed
    2. Submit bid and drawings to lender (Appraisal may be required)
  2. Loan Approval
  3. Set an appointment for the closing of loan and signing of Contractor Contract.
    NOTE: Work may not start until three (3) days after the loan is signed.
  4. Submit Disclosure Statement to Client for Signature

Contract and Loan Completion

  1. Loan and the Contractor’s Contract must be signed
  2. The contractor will submit vendor and subcontractor lists for the project
  3. Obtain construction deposit

Apply for Permit  

  1. Product selection guide must be completed before we file the application for the appropriate Building Permit
  2. Clients to work with our design team to make sure this is complete

Pre-Construction Conference

  1. Introduce Project Manager to clients
  2. Complete our “Preconstruction Checklist”
  3. Review scope of work in detail, on-site, with the project management and design team, and clients
  4. Discuss initial schedule, working hours, storage of materials, hauling of debris, staging of selections, and other items on the checklist

Construction BEGINS!

  1. Install company sign and flyer box in front of the home
  2. Inform nearby neighbors about the construction, if required
  3. Provide dumpster and porta potty as may be required
  4. Assigned Project Manager to walk the proposed site with specifications in hand, with each trade to perform work on the job
  5. Start site preparation and demolition
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