Functional Homes for Modern Living

SITE, ZONING & LAND USE RESEARCH
EXISTING CONDITIONS REVIEW
BUDGET AND BUILDING FEASIBILITY
SETTING GOALS

Pre-Design lays the groundwork for a successful project by identifying potential challenges early and setting realistic expectations, saving time, money, and stress down the line. For smaller projects, this might be a brief meeting to clarify goals, while larger or more complex projects may require more in-depth research and information gathering. Findings are shared through written reports, images, spreadsheets, or whatever medium is most useful for reviewing the information.

Pre-Design can also be a stand-alone service for those seeking budget and scope clarity before moving forward. This step ensures any project starts with confidence and a clear direction.

SPACE PLANNING
CONCEPT DRAWINGS (FLOOR PLANS, ETC)
BUDGET AND BUILDING FEASIBILITY
ESTABLISH A FLOOR PLAN GOAL

Schematic Design is to architecture what an outline is to an essay. Using an As-Built digital model and your list of ideas and requests, the overall concept begins to take shape-defining spatial relationships, building form, and basic functionality. At this stage, you’ll see rough sketches, simple floor plans, site drawings, and sometimes basic 3D models to help visualize how spaces will be arranged.

General styles and material types may be discussed, but only as much as needed for effective space planning. This phase is highly collaborative, involving as many revisions as necessary until there is agreement on the best direction.

This process relies on collaboration, and decision-making dynamics affect the timeline just as much as the ability to design.

REFINE MECHANICAL & STRUCTURAL DETAIL
IDENTIFY MATERIAL AND FIXTURE SELECTIONS
COORDINATE WTIH OTHER SPECIALISTS
FINALIZE PLAN FOR CONSTRUCTION DOCUMENTS

This is the stage where all the details come together-finalizing building structure, selecting specific materials, finishes, and fixtures, and coordinating with specialists such as structural engineers, AV consultants, or HVAC installers. While this phase can be time-consuming, it’s essential for preventing construction delays, cost overruns, and ensuring that construction documents (“blueprints”) are precise and complete. Patience at this stage truly pays off.

By specifying all materials and products before construction begins, surprises and costly changes down the road are minimized. Even choices that seem purely aesthetic often require technical coordination with building, electrical, and plumbing codes, as well as careful dimensioning and accurate contractor estimates.

Clear, detailed specifications lead to accurate bids and a smoother construction process, while vague details only invite confusion and unexpected expenses.

CREATE DOCUMENTS (“BLUEPRINTS”) FOR
PERMITS & CONSTRUCTION
COORDINATE WITH CONSULTANTS
REVIEW CLIENTS AND BUILDER
WRITE TECHNICAL SPECIFICATIONS

With the final design and materials chosen, detailed documentation is prepared for permitting and construction. The design images seen so far represent just a fraction of the technical details required for a complete set of construction documents.

These documents go beyond floor plans to include electrical schematics, elevations, sections, framing, roof and site plans, code compliance details, and information from specialists such as structural engineers or energy consultants.

Frequent meetings are not usually needed at this stage, but work continues diligently behind the scenes to ensure all documents are thorough, accurate, and fully compliant, minimizing potential delays and costs.

DISTRIBUTE DOCUMENTS
CONTRACTOR Q&A & CLARIFICATIONS
REVIEW BIDS (UPON REQUEST)
DESIGN CHANGES FOR BUDGET ADJUSTMENTS

Whether a general contractor has already been chosen or the decision is still pending, this phase focuses on gathering final estimates and bids to help make informed design choices and secure a spot on the contractor’s schedule. Complete construction documents are shared with the selected contractor(s), who review them and provide detailed estimates. This often includes site visits to clarify details and coordinate with subcontractors for accurate pricing.

Once estimates are received, they are reviewed together and revisions may be made to align with the budget. This is the ideal time to ask questions, explore options, and make any necessary changes-refining the plans at this stage is much more cost-effective than dealing with surprises during construction.

PRE-PERMIT REVIEW MEETING IF NEEDED
PROVIDE PERMIT-READY DOCUMENTS
ASSIST WITH APPLICATION IF NEEDED
RESPOND TO REVIEW COMMENTS AND REVISE
PLANS

Every jurisdiction has its own unique permitting process-sometimes handled by a single office, other times involving several departments. During review, “comments” may be received, which are requests for additional information or changes. Each comment must be addressed by the appropriate party. Simple or smaller projects can be approved in a few days or weeks, but most reviews take several months. Large or complex projects can take over a year. Once the permit is approved, construction can begin.

Even with careful attention to code and process requirements, individual plan-checkers may interpret codes differently. This means the length of the review process and the specific feedback received cannot be guaranteed. However, effective collaboration with any jurisdiction helps keep the project moving forward.

SITE VISITS AT NECESSARY MILESTONES
RESPOND TO CONTRACTOR QUESTIONS
REVIEW DOCS WITH CLIENTS AND BUILDER
PREPARE PERMIT APPLICATION

During this phase, the general contractor takes the lead, while the design team shifts to performing site visits at key milestones to ensure the project aligns with the original vision. Even with detailed plans, experienced contractors will have questions and rely on the designer to clarify details and address unexpected challenges-because in construction, surprises are inevitable.

It might be tempting to save costs by not involving the design team during construction, but this often shifts decision-making onto the homeowner and the contractor. Most homeowners don’t have the time or expertise for this, which can lead to delays, installation issues, and even higher costs, including additional management fees from the contractor. Staying engaged with the design team throughout construction helps keep the process efficient, on track, and true to the intended vision.

FINAL WALK THROUGH VISITS
ASSIST WITH PUNCHLIST AS NEEDED
COORDINATE WITH GC FOR FINAL PHOTOS

As the renovation project nears completion, the general contractor and sometimes the designer will conduct a thorough walkthrough of the finished space. During this walkthrough, a punch list of any remaining items is created and coordinated with subcontractors and installers to address any outstanding issues or touch-ups. Once the punch list is resolved, this milestone is celebrated-often with a professional photo day to capture the newly transformed space.

The goal is to leave you with a home you love and a sense of accomplishment in a job well done.