Typical Project Schedule

A typical project begins with preliminary meetings to further define your project requirements, number and size of rooms, function of the spaces and how all this relates to your budget. Then the work is divided into five phases.

1. Schematic Design: Rough sketches are prepared. These show a conceptual approach to your design, arrangement of rooms, and organization of the site. This frequently includes floor plans, elevations and building sections and may also include a 3-dimensional view or a rough model. These documents may go through one or more revisions, or we proceed to the next phase.

2. Design Development: Development of the approved conceptual drawings that will be more accurate and refined, and generally show more detail and specifics of the proposed design. Outline specifications may be developed listing major materials and room finishes.

3. Construction Documents: Construction Documents: Detailed drawings and specifications that a builder will use to establish construction costs, obtain permits and build the project. Depending on how we agree for the builder to be hired, he/she may be involved in reviewing these documents early on and projecting costs.

4. Bid/Negotiation: Bid/Negotiation: If negotiated, it is likely the builder has already been retained and provided cost information, in preparation for construction. If bid, we would already have selected two or more qualified builders to submit construction cost proposals. Usually the responsible bidder with the lowest price is hired.

5. Construction: The builder builds. The builder is responsible for construction methods, techniques, schedules and procedures. If requested I would provide construction administration services (not to be considered “inspection” or “supervision.”) My responsibility is to help ensure your project is built according to the plans and specifications. I will visit the site periodically to observe construction, review and approve builder’s requests for payment, and keep you informed of the progress of construction.

This is a basic project schedule analysis. Some pieces may not be used, or may be combined with others. Time for each will be carefully planned related to your desired project occupancy date. Actual elapsed time varies widely for every project. After completion of each phase, I will ask that you approve the work prior to my continuing on to the next phase.