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Residential Process

Step 1: Schematic Design

The first step in the process is to gather and analyze information and perform all the work necessary prior to actually designing your home. During this time we formulate a detailed "program" which defines your needs and objectives: function, size and relationship between spaces, character and image, and a host of other considerations that affect how you will live in your home. We analyze your site and determine the best placement of the house and spaces within to capture views and sunlight. During this stage we also establish the construction scope, budget and schedule.

Step 2: Design Development

Conceptual brainstorming and exploration define this portion of the design process. It begins with the creation of concept diagrams and rough sketches. During this time we determine the general layout, form and overall appearance of both the house and the site. Sketches, drawings and study models are prepared to help evaluate the ideas and concepts and set the final direction for refining the design. Once the size, layout and character of the home and site are refined, we begin to design feature elements such as stairs, cabinetry, fireplaces and built-in furniture. Drawings are prepared that describe some of the important technical details. Plans, elevations and sections through the house are developed. At the end of this phase 70 to 80 percent of the design work will be complete.

Step 3: Construction Documentation

This is the phase where the design are translated into the technical language of the contractor. Working Drawings (blueprints) and specifications are prepared which define in detail all of the materials that are to be incorporated into the house, where they are to be located and how they are to be installed. Although this phase is primarily intended for working out the technical aspects of the project, some design work also takes place. In addition, light fixtures, plumbing fixtures, and finish materials (tile, carpet, paint colours, etc.) are selected.

Step 4: Mechanical, HVAC, Electrical, Structural Documentation

Generally, an Engineer will be required to be engaged through the Architectural Technologist. Architectural Technologist will submit the architectural working drawings to the Engineer to begin the design and the Construction Documentation for the HVAC, mechanical, structural, electrical and plumbing and is the phase where the design is translated into the technical language of the contractor. Mechanical - Electrical Drawings (blueprints) and specifications are prepared which define in detail all of the materials that are to be incorporated in the working drawings.

Step 5: BCIN Code Review

Qualified designer required. The fifth step the engineer will review the plans and specifications and take responsibility for the design of the following construction projects related to a house must possess the required technical qualifications, but need not be a registered designer (for which they would require liability insurance).

Step 6: Bidding and Negotiation

During the Bidding and Negotiation you will be required in obtaining competitive bids or negotiated proposals from a selected list of general contractors. The client will need to prepare and distribute sets of drawings and specifications for price quotes.

Step 7: Construction

The final phase of the process is the construction. In this phase, the General Contractor will review the progress of the work and facilitate any changes that may be required. The General Contractor answers questions, review submittals and shop drawings (manufacturer's drawings of specific elements to be incorporated within the house), and review monthly certificates of payment that are submitted by the contractor and subcontractor. Final selections of finishes and fixtures are also made here. Upon completion of this phase the general contractor thoroughly inspect your home to ensure that it is complete and ready for your use.

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