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Step Three: Refining the Design
This step, called design development, is when more detailed drawings are prepared to illustrate other aspects of the proposed design. The floor plans show all the rooms in the correct size and shape. Outline specifications are prepared listing the major materials and room finishes. The structural engineer is often brought in at this point for an initial consultation (the total fee for a structural engineer can range from 1-3% of the construction budget, it is usually a higher percentage for a remodel because the overall budget is smaller). When looking at these drawings, try to imagine yourself actually using the spaces. Ask yourself: Do the traffic patterns flow well? Does each space serve all the needs of its intended purpose? Do I have a good sense of what it will look like? Do I like how it looks? Do I agree with the selection of wall, floor and ceiling finishes, door types, windows, etc.?
Based on these drawings, we may prepare a more detailed estimate, though final costs will actually depend on market conditions. At this point, the client is advised to seek a preliminary estimate from a contractor. Our clients are encouraged to review every element with us to make sure you are getting the most out of your construction dollar. The Design Development step usually takes another 20% of our service fee. This is also the time that all applications for planning and zoning approvals should be made. Because the planning process varies with each individual project, this procedure is considered an "additional service".
Deciding
what to Build | Rough Sketches
| Refining the Design
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