REMODELING BY DESIGN−BUILD

What Is Design−Build?
Design-Build provides a comprehensive service−initial design through finished construction−to homeowners planning to remodel their living areas. Working with the coordinated expertise of an architect/designer and *remodeling contractor, homeowners are able to control their construction budget by the decisions they make about design and materials specifications for their remodeling project.

Why Design−Build?
Clients who invest in architectural and design services before meeting with a contractor are sometimes alarmed to discover how broad the gap can be between a proposed plan and actual costs. By working with a team that considers budget, scope and quality each step of the way, the Design−Build process will save homeowners time and money; increase efficiency by eliminating duplication of services, and offer better communication and accountability.

How Does Design−Build Work?
For many, remodeling one's home can potentially be the most stressful endeavor they will undertake. Investing time and energy into thorough planning reduces risk, and cost, by creating an efficient construction program. The Design−Build process reduces stress by anticipating problems and addressing them early on in the planning stage. From the start, design goals are weighed against a homeowner's budget, which helps establish realistic expectations. The contractor will call in trade experts to provide thorough cost estimates, suggestions, and ideas on layout and construction, which can also lead to time, material, and labor savings. All design specifications are developed through a systematic dialogue between homeowner, designer, and contractor. The more energy spent planning a project, the more cost effective and efficient construction becomes.

Design Parameters

remodeling by design-build

There are three design parameters that define each project: the scope of work, the quality of materials used, and the budget. Clarifying any one of these parameters will have a direct impact on the remaining two. For example, if quality, is your highest priority, how will that effect your decisions on scope, and budget?, The Design−Build teams' task is to work with the homeowner to define these parameters and to bring them into balance with project goals.

Scope
Stabilizing costs begin in the design phase, when the Design-Build team helps the homeowner determine the scope of the project. It is important for homeowners to understand the impact of design elements on project costs. Complicated roofs, foundations, and floor plans often add significant labor and materials costs to a project. Simplifying a complex element in a plan can pay off with additional square footage or use of higher quality finishes within a set budget.

Quality
Once a design is settled upon, another aspect of the remodel which influences the cost of a project must be considered: finishes and their quality. Finishes include appliances, exterior trim and siding, interior trim, door and window types and styles, flooring and floor coverings, electrical and plumbing fixtures, cabinet styles, types of solid surfaces, and possibly furnishings. What level of quality is being considered?

Budget
The Design−Build team works with the homeowner to provide clear information on how funds can best be utilized. The decision on how much to invest in a remodeling project rests with the homeowner alone. Homeowners can rest assured that if they are open, clear, and consistent about their budget, the Design−Build team will provide the best possible solutions and service.

Design−Build can also integrate remodel changes that may not be built immediately if remodeling goals exceed the current budget. Planning and design can be synchronized to allow for a phased construction process that considers the least amount of disruption during future remodeling.

THE DESIGN-BUILD PROCESS

Design Development
The first step of the Design-Build process is to create a wish list for the remodel project. This exercise determines the homeowner's initial desires, which are translated into scope, quality and style of materials used, and budget range. Homeowners bring this list with them to their first meeting with the architect/designer. Next, interior spatial requirements, interior and exterior architectural integrity, placement and type of lighting, appliances, tiles, color, and finishes are all considered. Northwest Homecrafters has developed forms and information sheets to assist homeowners with these decisions.

As-built Drawings
During the initial home visits, the architect/designer and contractor will confirm existing home and property dimensions. The Design-Build team will arrange a property survey if one is necessary. If available, any city or homeowner records documenting existing conditions of the home are used. The Design-Build team will also determine if the condition of existing structural and mechanical systems are sufficient to be incorporated into the remodel, or if they need to be modified or upgraded.

Concept Design
All information compiled during the Design Development and As-built Drawings phases, as well as building and energy code requirements, are incorporated into scaled floor plans. All design parameters flow into what becomes an effective and pleasing design. Depending upon the complexity of a project, this part of the process may take a few meetings and one or two design drafts. A comprehensive construction cost estimate is begun upon the homeowners' approval of a final design.

Remodel Prints
The final aspect of design is the creation of construction prints that will be used for permitting and construction. These prints consist of floor plans, elevations, sections, details, and notes. These drawings reflect decisions creating the final balance of budget, scope, and quality/style of materials. These drawings and other documents are then submitted to the city/county building department for a building permit. Every building project is unique and has a permitting cost commensurate to its scope; permit-processing fees may not be included in the Design-Build fee and are generally billed separately.

Prior to submittal of these construction documents to the building department for a building permit, your Design-Build contractor will present you with a construction contract. Signing this contract will obligate the contractor to reserve staff and crew, and put you on that company's construction schedule.

Another service Design-Build teams offer is consultation with an experienced interior designer, or individual experts, for professional assistance in choosing floor coverings, paint colors, plumbing and electrical fixtures, cabinets, or furniture.

Conclusion
Design-Build offers a straightforward, sequential process that creates a pleasant and satisfying experience for the homeowner. Creating value, meeting design goals, staying within budget, and reducing risk are the keys to every successful remodel. The result of the Design-Build process should always be a great design, a superior construction process, and complete homeowner satisfaction.

*See our brochures, How To Find The Contractor You Really Want, and Remodeling By Design-Build.

©Safety & Comfort By Design Wayne Apostolik, CGR, GMB, CAPS, President of Northwest Homecrafters, Inc. July 2003