Tell us about your project. Do you need to remodel a room in your home, new construction, or are you starting a new business?
After meeting with you and doing some research on the site of the project, a comprehensive plan will be set in place. As we all know with a plan in place, we can smoothly move the project along while saving time and money.
This is the phase where your aspirations will meet paper. While working with our qualified staff you will see a draft image or sketch develop into the detailed project that will get built.
The following steps will be taken during this phase. Please keep in mind, time, budget and aesthetics.
· Pre-Design – project analysis and feasibility will be researched and discussed with city officials and you.
· Schematic Design – alternative design concepts are explored.
· Design Development – the chosen design is refined to include main systems such as electrical, mechanical, plumbing, structural, etc.
· Construction Documents – the chosen design is further refined to include
specifications of material quality and detailed construction methods that meet state and local jurisdiction requirements for life and safety standards.
The final documents are then submitted for permitting. In addition, the construction documents can be "put out for bids".
Once we have your complete plans, we will submit them to the right jurisdiction (i.e. City or County responsible to review and approve plans for building for the site location).
Below is a list of divisions that may need to review the plans for your project. Please keep in mind that depending on your project some of the below divisions may not apply. We will discuss the specific requirements for your project during the design phase.
· Planning Division – in general the planning division will review a project that is changing the exterior façade, adding to an existing structure or changing the land use (e.g. an existing restaurant seeing to become a retail space).
· Building & Safety – the Building and Safety division reviews the plans to assure the safety of new buildings, additions, tenant improvements, etc.
· Land Development – in general the land development division reviews residential, industrial and commercial plans to mitigate the impact to existing infrastructures.
· Fire Department – the fire department will review plans or inspect a project during construction for the purpose of mitigating loss of property and life.
· Environmental Services – in general the plans may be reviewed to preserve outdoor and indoor environmental quality.
Please keep in mind that many of the above departments may not approve the plans on first submittal. Often, the divisions require clarifications specific to your individual project.
This phase can be very exciting. Depending on your project you may start to see walls being removed and changes taking place.
In general, below are some of the steps that may take place depending on your project.
· Initial meeting with Project Manager.
· Project input into schedule
· Continued bidding process, and vendor selection
· Approval of sub-contractors
· Coordination of all site activities and trades
· Coordinate punch list
· Final walk through
It is important to know that during construction there are many moving parts, schedule, budget, various trades, etc. And, having a General Contractor or Project Manager as the qualified person in charge of all will help keep the project on schedule and budget. This is done by coordinating, mediating, and communicating among all sub-contractor, vendors and you.
Terms to familiarize yourself with:
Punch list - a punch list is a list of tasks and items that need to be fixed or completed before a construction project can be considered finished.
Change orders - for most projects, it’s simply not possible to anticipate every challenge or variable from the outset so, a change order allows for changes to be made to the construction contract that changes the contractor’s scope of work.
Project Manager – the Project Manager is responsible for the overall management of construction projects. By managing costs, schedules, and deliverables, the Project Manager mitigates conflict and improves client satisfaction.
Subcontractor – generally, subcontractors perform services under contract with the General Contractor. Many subcontractors are contracted by a General Contractor due to their trade specialty. Examples of specialty trade subcontractors include electrical, mechanical, drywall, glass and glazing, concrete.