Residential Design and Remodeling
Many homeowners turn to a residential designer for plans when remodeling their home. Some contractors offer design services as part of their bid service but residential designers specialize in working out the complete puzzle of a remodel.
Residential design covers any non-commercial building that people live in and can be as simple or complex as you want. The process is broken down into key architectural design phases.
Schematic Design
Just like Leonardo DaVinci sketched out the broad strokes of his Mona Lisa before he started painting, the first step in creating your new construction project is known as schematic design. The architect and client work together during this phase to transform the general building program into a physical space layout.
Schematic drawings are rough sketches that use standard architectural conventions of plan, section and elevation to articulate the space and communicate ideas. Some architects use different methods of exploration, but every team must be sure to incorporate a clear understanding of function and flows at this stage. The schematic design phase also allows your architect to bring in other consultants like structural, mechanical and civil engineers to begin mapping out plans for their respective systems. This helps your architect understand how those systems fit into the overall design and estimate project costs.
By the end of this phase, your architecture firm should have a strong sense of how your house will work and a preliminary budget for the construction project. If the schematic design phase produces multiple options, your architect will help you choose a concept that can fit into your budget while still providing the best value for your money. At this point, we will also include the cost of other necessary items – such as surveying and testing, furniture and equipment, site and testing fees and architectural fees – into the project budget.
Design Development
The design development phase is the point where architects will take floor plans and other preliminary drawings and flesh them out into a more finished product. They’ll also work closely with consultants for civil engineering, mechanical and electrical systems, landscape architecture and environmental residential design and remodeling controls. The deliverable for this design phase is a complete set of drawings including building sections, detailed diagrams and details. They’ll also develop a draft project manual with outline specifications.
Architects need to be able to develop these documents in coordination with structural engineers and other consultants while remaining within the budget constraints established at the Schematic Design stage. The depth of design planning at this point drastically reduces the likelihood of significant change orders during construction and helps projects stay on schedule.
Residential design-build firms are a great choice for homeowners who want to tap into the expertise of both an architect and contractor at this early stage of a home remodeling project. They can provide a realistic initial investment range and guide projects through the entire design-build process.
They can also conduct regular site visits during construction to solve problems, check-in with the homeowner and review window orders and cabinet drawings by designers. This ensures the quality of construction is hotel renovation consultant consistent with the design documents and keeps the project on track to completion.
Construction Documents
After Schematic Design sets up the general idea and Design Development focuses and refines it, Construction Documents fill in all the fine details to create blueprints that communicate instructions of project aspects for builders to turn this on-paper design into a physical building. This is a lengthy phase that requires your architect to finalize all technical information and create blueprints that will be used for permitting applications, as well as a detailed set of plans that your contractor will use to build the project.
CD sets are typically labeled according to the United States National CAD Standard with a discipline designation (AD, AI, and so on), sheet number sequence within the set, and then a 2-digit letter indicating what the specific drawing is about. This helps everyone quickly understand where to find the information they are looking for, especially when there are hundreds of pages of drawings and specifications.
One of the most important sheets in a CD set is the site plan. This shows how the building is situated on your property including all required setbacks and illustrates any predetermined easements by utility companies. A floor plan sheet will also be present in the construction documents to give contractors an overview of how the different floors and rooms are laid out throughout your home. Schedules, which provide detailed information about the different design elements like doors, windows, and hardware, are also included in the construction documents.
Building Permits
Residential building permits are official approvals by local government agencies authorizing homeowners (or their contractors) to move forward with construction and remodeling projects. They ensure that your renovations are done safely and in compliance with local standards for land use, zoning, and construction. Many remodels require multiple types of permits such as plumbing, electrical, and structural.
Whether or not you need a permit depends on the scope and expense of your project. You may have to provide drawings or mock-ups to support your permit application. In some cases, licensed professionals are required to file your permit on your behalf.
For large renovations, the permit process can take weeks to complete. If you’re unable to wait, the city may allow you to work on the project in “phases.” However, it’s your responsibility as the homeowner to obtain the proper permits before beginning any work.
A permit is also a good way for you to track your progress throughout the construction phase of your project. Inspectors will visit the site at different points to verify that your construction is following your plans and meeting local codes. This can save you time and money down the line if problems are discovered at an early stage. This also helps you avoid potential fines if your work isn’t up to code. This is why you should always keep a copy of your permit.
