Design-Build Process Overview
For standard and green-built construction…

What are the advantages of design-build when there are thousands of plans out there to pick from?

Generally, design-build is for the discerning client who has already explored plan books and feels the need to change or modify or combine features of different plans they see, or found nothing that suits their needs. They have ideas of what they like, but need a professional to take their ideas and create a custom design to suit their needs.

In the design-build process, a budget range is established and the plan is designed to fit within that range. It is a work-in-progress and the builder is involved throughout the design phase, giving him a greater understanding of what it will take to build the client’s home. The pricing is being gathered as the home is designed. Once the plans are complete, the final pricing can be established. The bidding between builders is removed, but there are still price checks between subcontractors and suppliers to provide the best quality product at a reasonable price to the client. And there is no substitution of various products, details, methods, or allowances to create "apples to oranges" bidding.
There is an easy transition from the design phases to the building phases. Having the same company design and build the home not only creates one point of accountability, but also simplifies the communication necessary to keep the intent of the design intact when field decisions have to be made.

How it works…

The Design Phase is broken down into three stages, with sub-phases.

We start with a feasibility study including assessment of the lot, zoning, orientation, well and septic issues. Currently, we do not charge for this phase. At this point, we enter into an agreement with you to continue to drawings. We will give you "homework" tools and together we explore ideas of adjacencies, views, traffic flow, accessibility, general design direction desired, and review of restrictive covenants, if applicable. We develop a schematic design and from this we devise our concept designs.

Concept design is the combining of ideas, features and elements into a floorplan and elevations, the first stage of drawings that may be sketchy, but give a general ideal so that the client can understand the sense of space and relationships. We will here begin to make decisions of products for the main building body and surfaces. From choices made by the client now, we refine these into details that become the floorplan, elevations and specifications that translate the client’s wants into an aesthetically balanced and pleasing design solution. This phase is usually charged for by the hour, which will be established in our agreement.

Construction Drawings are developed based on the concept drawing solutions. Here the details of how it actually is to be built are spelled out. There is significant information added to the plans. From these plans we can get final price estimates from subcontractors and the plans can be engineered and permits obtained. Since the size is now determined, this phase is charged based on the area of the drawings, heated and non-heated.

Now we are ready to go to the next phase…Construction.

Based on all the decisions made in the design phase, we determine the final contract cost estimate and proceed to Contract to Build documents. This can be either fixed or cost-plus basis, depending on the particular circumstance of the job. Once these final decisions and documentations are made, we obtain the permits and start the build process. Communication with the clients is maintained throughout to assure a smooth transition from design to occupancy.
JST