Planning a residential project for the first time, whether a new build, remodel or addition, is a massive undertaking. We've put together this quick post about what to anticipate in the design, document and permitting phases in your overall residential project timeline. This is a very general overview and all projects will vary from this template based on complexity and availability, but our hope is that it will help prepare you in advance of getting started so there are no surprises.
Initial proposal / contract TImeline
We strive to put together a proposal as quickly as possible from the time you first make contact. If the project is fairly straightforward and you've already collected the basic information needed for a proposal (see blog post here) We can usually put together a proposal and contract within 1-2 days.
Tasks that may require more time include:
If the client would like a site visit or meeting / If the project scope requires a site visit / meeting to address concerns with existing buildings or conditions
Needing to wait for permission before an agency will release record drawings (if the original plans were stamped by an architect or engineer, that design professional has 30 days to respond to the request for copies of the drawings before they will be released by the permit agency)
Slow responses to our requests for additional information or clarification on the scope of work.
**Waiting for schedule to open up
Our calendars are filled on a first contract signed basis. Occasionally we can start immediately if we have a lull in a current project (waiting on a client decision or consultant drawings, etc.) but typically there is a wait of at least a couple weeks from the date the contract is signed to the project kick-off. Once you sign our contract we will send out the invoice for the deposit to hold the spot on our calendar.
Phase 1 - Design - Client + Architect
Survey - If you have an existing building as part of your project and no drawings are available, the first task to be completed will be a survey of the building. This may also serve as a project kick-off meeting where we walk the project and discuss your goals and preferences. This will be the starting point of the project for us. Surveying typically takes a couple hours to photograph and dimension the building, then 1-2 days of modeling to create the backgrounds that will be used for the rest of the project. Those 1-2 days will apply if existing drawings are available as well. For complete new construction, skip this task.
Conceptual Floor Plans - From project kick-off, we typically allot 1-2 weeks for our initial pass at a conceptual plan. This may be substantially shorter if the project is simple or very straightforward, or substantially longer for larger and more complex projects. This is where design happens. You may only be seeing floor plans, but we are building a 3-dimensional model, verifying codes, creating alternates, revising, sketching, and generally creating something beautiful - this takes time, think of it as an iceberg, what you see is likely just a small portion of the work that occurred behind the scenes. For each iteration of revisions, expect at least 1-2 days turnaround time, longer for more substantial revisions.
Exteriors / Interiors - Once we have a floor plan that is working for you, we will start showing you exterior and interior renderings. The initial pass will add about 1 week to the phase, with revisions taking 1-2 days.
Generally, this phase can be as long or as short as you are responsive. The faster we receive feedback on what is and is not working for you, the faster we turn around revisions and can move on to the next task. We also require a formal approval before moving to Phase 2, so your decisions in Phase 1 are binding and changes later in the project may result in additional service requests.
Phase 2 - Document - Architect + Consultant(s)
Architectural Drawings - We usually tell clients that it will take 4-6 weeks to produce the architectural construction documents. These drawings will include all the plans, elevations, details, and electrical and plumbing layouts, in addition to code notes and references, that the reviewing agency will be evaluating during plan review. This tends to be 20+ sheets of work that is coordinated across the below disciplines. We also tell clients that we will need about 1 additional week to coordinate structural design if we end up using an outside consultant. This would be 1 week after they complete their work.
Structural Drawings + Calculations - We can do structural design in-house on most projects, which streamlines the process quite a bit (no soliciting proposals, signing additional contracts, etc.) but it will still take at least 4 weeks or so to complete. This also usually overlaps the 4-6 weeks for architectural drawings if our schedules permit both of us to work concurrently on the project. If we are not able to do the structural design in-house (due to complexity or scheduling conflicts), expect at least 4-6 weeks for the outside consultant once the are selected and their contract signed.
Energy Calculations - We now do all residential energy calculations in-house, so these will be completed during the 4-6 week window for architectural drawings.
Truss Design + Calculations - If required on your project, truss calcs typically occur concurrently to the structural design window as they will need to share calculations and inputs.
Phase 3 - Permitting & Construction - Architect + Agency + Contractor
Printing & Submitting - Once all the submittal documents and the application have been completed, it will take us 1-2 days to plot/print and neatly package everything. We will then bill for Phase 3 + reimbursables and will release the submittal package to you upon payment. If requested, we can assist in the submittal process as well.
Plan Review - This will vary widely depending on your reviewing agency, but plan for at least 30-45 days for the initial plan check and 14 days for each resubmittal. Some agencies are short staffed and may take longer, but will usually give you their current estimates over the phone if you want to confirm ahead of time. We will need time to coordinate revisions prior to resubmittals as well. This can vary widely depending on the complexity of the revision, but we aim for resubmitting within about 1 week of receiving the agency's comments.
Construction Administration - Once the permit is approved, we are available to answer questions and make revisions as required during construction. We treat these requests as high priority due to the nature of construction and try to respond as quickly as possible to the initial outreach, and turnaround any additional materials required as quickly as possible.
