PROCESS
1. PROGRAMMING
Needs + Dreams
In our initial meeting, we’ll work together and create a detailed design brief to determine your needs and wants, plus the overarching style for your new home. If you have inspiration images, a Houzz account, or a Pinterest board, we’ll go over them and discuss how we can incorporate the things you love into the end product. This is also the time to start analyzing the home or site, as well as discuss timelines and budgets.
2. SCHEMATIC DESIGN
Foundations + Planning
During this phase we begin preliminary discussions with the municipality to ensure the design meets standard building code practices. We’ll start preparing floor plan options for your review and look at room types and sizes, window placement, and determine the best layout for your home.
3. DESIGN DEVELOPMENT
Decisions + Details
Once the floor plan is approved, we’ll start working on exterior elevations, make decisions on interior and exterior finishes, and determine window/door placement, roof lines, and other key components of your home. Now is when the interior details are solidified, including kitchen layout, bathrooms, millwork, stair location, and more. We’ll prepare basic interior elevations to show cabinetry design, lighting locations, and tile installation details.
Exterior Finishes:
Siding, stucco, stone
Roofing material
Gutters, soffits, downspouts
Decking + railing
Garage doors
Exterior entry + side doors
Interior Finishes:
Walls (tile, paint, wall coverings)
Flooring (hardwood, vinyl, tile, carpet)
Plumbing fixtures
Lighting fixtures
Fireplace design
Interior doors + hardware
Baseboards, window/door trim, ceiling details
4. CONTRACT DOCUMENTS
Specifications + Drawings
During the contract document phase, architectural and design drawing specifications are completed to ensure the design integrity over the life of your project. The package you get may include building elevations and sections, floor plans, the site plan, window schedule, millwork plan, finishes plan, reflected ceiling plan with lighting locations, interior elevations, and other sections as required. There will also be an interior and exterior specifications document that outlines all the materials, finishes, and installation methods. These documents are critical to make sure builders and trades can give fair bids. If you’re dealing with a bank, they often ask for these documents for lending.
5. PERMITS + TENDERING
Bids + Builders
We have established relationships with a variety of contractors and builders in the Vancouver Area who can participate in the project tender. We’ll help you through this exciting process by meeting the contractors on site and being available to answer questions.
During this phase we will be available to do the following:
Provide the necessary drawings required to submit for building permits.
Prepare a tender package that outlines key dates and deadlines, the project description, and a formal document that outlines the major categories in construction to be priced.
Recommend and invite 2-3 contractors/builders to bid on the project.
Arrange site visits and introductory meetings between yourself and the contractor/builder.
Communicate to all bidders during the tender phase.
Issue clarifications and addendums throughout the tender phase to all bidders.
Review bids and provide an analysis of each bid in order for you to make a confident decision when selecting a contractor/builder.
6. PROJECT ADMINISTRATION
Questions + Answers
During a project there are often small (or big!) changes that you might make. We’ll work with you during the entire process and stay involved until the end to make sure everything is going according to your plan.
During this phase, we:
Are available to answer any questions the contractor may have during construction.
Take care of change management if you make changes.
Conduct shop drawing reviews of cabinetry and millwork drawings.
Provide site visits to ensure the construction is being built as per design drawings.
Will conduct and issue site changes and change orders as required.
Needs + Dreams
In our initial meeting, we’ll work together and create a detailed design brief to determine your needs and wants, plus the overarching style for your new home. If you have inspiration images, a Houzz account, or a Pinterest board, we’ll go over them and discuss how we can incorporate the things you love into the end product. This is also the time to start analyzing the home or site, as well as discuss timelines and budgets.
2. SCHEMATIC DESIGN
Foundations + Planning
During this phase we begin preliminary discussions with the municipality to ensure the design meets standard building code practices. We’ll start preparing floor plan options for your review and look at room types and sizes, window placement, and determine the best layout for your home.
3. DESIGN DEVELOPMENT
Decisions + Details
Once the floor plan is approved, we’ll start working on exterior elevations, make decisions on interior and exterior finishes, and determine window/door placement, roof lines, and other key components of your home. Now is when the interior details are solidified, including kitchen layout, bathrooms, millwork, stair location, and more. We’ll prepare basic interior elevations to show cabinetry design, lighting locations, and tile installation details.
Exterior Finishes:
Siding, stucco, stone
Roofing material
Gutters, soffits, downspouts
Decking + railing
Garage doors
Exterior entry + side doors
Interior Finishes:
Walls (tile, paint, wall coverings)
Flooring (hardwood, vinyl, tile, carpet)
Plumbing fixtures
Lighting fixtures
Fireplace design
Interior doors + hardware
Baseboards, window/door trim, ceiling details
4. CONTRACT DOCUMENTS
Specifications + Drawings
During the contract document phase, architectural and design drawing specifications are completed to ensure the design integrity over the life of your project. The package you get may include building elevations and sections, floor plans, the site plan, window schedule, millwork plan, finishes plan, reflected ceiling plan with lighting locations, interior elevations, and other sections as required. There will also be an interior and exterior specifications document that outlines all the materials, finishes, and installation methods. These documents are critical to make sure builders and trades can give fair bids. If you’re dealing with a bank, they often ask for these documents for lending.
5. PERMITS + TENDERING
Bids + Builders
We have established relationships with a variety of contractors and builders in the Vancouver Area who can participate in the project tender. We’ll help you through this exciting process by meeting the contractors on site and being available to answer questions.
During this phase we will be available to do the following:
Provide the necessary drawings required to submit for building permits.
Prepare a tender package that outlines key dates and deadlines, the project description, and a formal document that outlines the major categories in construction to be priced.
Recommend and invite 2-3 contractors/builders to bid on the project.
Arrange site visits and introductory meetings between yourself and the contractor/builder.
Communicate to all bidders during the tender phase.
Issue clarifications and addendums throughout the tender phase to all bidders.
Review bids and provide an analysis of each bid in order for you to make a confident decision when selecting a contractor/builder.
6. PROJECT ADMINISTRATION
Questions + Answers
During a project there are often small (or big!) changes that you might make. We’ll work with you during the entire process and stay involved until the end to make sure everything is going according to your plan.
During this phase, we:
Are available to answer any questions the contractor may have during construction.
Take care of change management if you make changes.
Conduct shop drawing reviews of cabinetry and millwork drawings.
Provide site visits to ensure the construction is being built as per design drawings.
Will conduct and issue site changes and change orders as required.
