Solutions
The steps below describe the 4 primary phases applicable to any residential design project.
1
Feasibility and Schematic Design
The first step is familiarization with the project, which involves examination of existing conditions be it a site or an existing home. The, project requirements, wish lists, budgets, and any regulatory restrictions are discussed and prioritized. This is followed by schematic designs that consist of site layouts, scaled floor plans and exterior views. Critical evaluations and subsequent revisions are made to these designs. The intent of the schematic design phase is satisfied when there is mutual agreement that the design direction established meets project requirements and has an element of interest and excitement.
Existing Conditions
What you have; Survey; As-Build drawings; Roof; Mechanical; Structural; Hazardous materials to be removed.
Bylaw Analysis
What you can do; Square foot allowance; Site coverage; Setbacks; Heights; Covenants.
Functional Concepts
Use of space; Floor plans; Functionality; Ideas brainstorming.
Preliminary Scope of Work
Your have-to’s; Want-to’s; Wish-to’s; Point-form list of work to be down.
Preliminary Estimate
A breakdown of anticipated investment ranges; Soft costs; Design; Preparation; Construction; Finishes.
Preliminary Calendar
Blocks of time anticipated for phases; Design; Permits; Ordering materials; Preparation; Demo; Construction; Move in.
Discuss Strategy
Together, we determine the next steps, what to design; what to build; team; Communication; Your personal project.
2
Design Development
With the design direction established, efforts continue in design resolution, refinement and improvement. In the design development phase, the project is fully committed to the computer and comes alive in a 3-dimensional computer model. This presents the project design in a much more realistic format. Questions and concerns arise that are discussed. Alternatives are examined and ultimately implemented. The result of these efforts is a complete building shell that has been properly nestled into the specific site. A design development drawing set is produced that is frequently used for construction budgeting provided by a qualified builder or builders. Budgeting considerations may require design alterations. They are made before proceeding to the construction documents phase.
Floor Plans
Layout of Floor plans including windows & door placement; Cabinetry; Furniture.
Permit Drawings
Designed drawings (site plan, elevations, cross-section, and construction details as required); Engineering review & documentation.
Material Specifications
Specifications list of material; related drawings required to clarify construction; Cabinetry; Lighting; Mechanical plans.
Scope of Work
Step by Step written outline of how the project comes together and what is included in the construction phase.
Construction Budget
A breakdown of project costs based on the decisions and choices made during in the construction phase.
Permits Application
Communication and application with regulatory authority including municipality, other, etc.
Construction Calendar
Weekly calendar outlining critical path; Timeline for phases; Trades and inspection available on your personal project.
3
Construction Documents
The role of construction documents is to translate the developed design into construction data for the many trades that help in building a project. Basic construction documents for general construction are consistent with recognized local building practices and all applicable code compliances. More detailed construction documents are optional. Some projects and clients are adequately served with limited design & construction detailing and others better served with more. The appropriate level of detail is discussed at project start up. In the more complete set of construction documents, clients participate in a variety of detailing decisions and product selections. These documents, when complete, are to be engineered, sealed, and ready for permitting and construction.
Deconstruction & Prep
Move out. Protection of remaining materials; Removal of unneeded existing materials; clean up and haul away debris; Photo documentation.
Foundation & Drainage
Address structural support; Drainage; Civic service as required.
Framing
All general framing; Structural; Exterior windows and doors; Roofing.
Mechanical
Rough in of all HVAC; Electrical; Plumbing; Gas; Sprinklers; Low voltage vacuum; Audio; Video; Wi-Fi; Security; Integration.
Insulation & Drywall
Exterior Wall; Attic; Soundproofing; Wall and floor prep; drywall or applicable materials.
Finishing
Exterior: Rainscreen; Cladding; Roofing; Drainage. Interior: Floor covering; Tile; Cabinetry; Plumbing; Electrical Fixtures; Finish Carpentry; Painting.
Clean up & Detailing
Cleaning of construction debris from site and interiors; Final details; Completion of all municipal or other related inspections.
4
Contract and Construction
This final phase includes the generation of construction pricing, the selection of a builder, the execution of the construction contract, and the construction process itself. Assistance is available in any or all four of these steps. That assistance can be advisory, or it can be quite specific and detailed. Once again, the correct selection of services for phase 4, if any, are project specific and are discussed at project start up.
Checklist
The My House comprehensive construction checklist is reviewed by your Project Manager prior to walkthrough.
Walkthrough
The Project Manager walks with you through your project to identify remaining deficiencies or corrections to be made.
Deficiency Finish
There may be items that need fixing, replacing or finishing. Complete all deficiencies as quickly as materials become available.
Move In
Goal is to move in as soon as possible, once all applicable inspections are complete and work is finished to your approval.
Photos & Referral Program
Take pride in photographing the completion of your project and provide it with all construction photos and documentation
Warranty
Look for builders that offer a comprehensive 2/5/10 warranty based off the Home Protection office of BC, and construction performance guidelines.
Service
Regularly-scheduled check-ups and service work keeps warranties valid, and prevents costly future repairs.