Design Phase usually starts with a meeting to gather as much information as possible. If you have specifications on the design (i.e. square foot size, number of rooms, dimensions, number of storeys, budget) along with any magazine clippings, houzz or Pinterest images. We will also discuss project schedule and ballpark project budget. I will gather this information at this time and put it into what I call a project program. If you have already purchase a lot or have an existing one, I would also gather the site information (address, and or survey information) so that I can review the site & zoning information. 

Upon reviewing all the information given above and reporting to you unusual findings (if any), I will proceed to the floor plan design stage. during this process you will receive two or three variations of the design as we massage the floor plans to your liking. With the floor plans generally established, I will mass out the proposed exterior elevations adding style and material to the design.

Together with all your feedback & direction I will formalize the floor plans, elevations, & site plan and send it to you in a presentation format. At this time preliminary budget review can be carried out if you have single or multiple contractor(s) in mind. I would also take the time to review & determine the scope of work for all parties involved so that everyone is on the same page of the work ahead.

With the design established, we now can proceed to the working drawings & construction documents phase. This is the meat of the project and is where instructional information and details are added to the drawings to allow contractors to build from. It is at this time that I retain my project consultants (Structural Engineer, Civil Engineer & Landscape designers) if required. coordination will also be done to gather outstanding required information for the building permit application like roof & floor joist layouts and mechanical heat loss calculation. Additional fees sometimes apply for these require layout and calculation. 

Upon the submission of the building permit, there is usually a 2 to 3 week period where the city (or township/municipality) has to review and comment on our submission. During this time you can meet and interview potential builder or construction manager and get them to provide you with a refined construction price. Once you have selected your builder and the building permit has been approved construction can begin.

Once construction is significantly underway (foundation poured & ground floor framing started) I coordinate weekly or bi-weekly site meetings, assist the contractor with additional information or direction, and review shop drawings from any of the major sub trades to insure accuracy. I also can help with finish material selections, millwork and trim design, lighting and fixture selections.

At the conclusion of the construction, I review the project and report any deficiencies.