There are some instances when it makes sense to proceed with an abbreviated design contract rather than with the full design process. In such cases, we typically propose a separate Feasibility Study. The Feasibility Study comes with a flat fee based upon a fixed, abbreviated number of design hours to research zoning, measure the house, complete as-built drawings, and to complete selected schematic drawings. A Feasibility Study generally extends the design schedule.

The Feasibility Study is not a substitute for the full design process, but if you proceed with the full design process after the Feasibility Study, the fee is credited against the full design fee. Times when a Feasibility Study makes sense include: (1) The cost of the scope of work far exceeds the budget and homeowner is not sure what scope of work will fit within their budget; (2) there are major zoning questions which bring into question what/if you can build; (3) you want to ease more slowly into the design process.

Do you do construction for work that is already designed?

This is what we call Pre-construction Services. Each year we build several projects designed by architects that were retained directly by homeowners. We are happy to review a set of drawings “on our dime” and provide you with a ballpark budget for construction, although if you would like a detailed construction cost estimate, we will require a retainer due to the investment of time and resources required to prepare it. Generally, the fee for preconstruction services is 2%-3% of our initial ballpark for construction. The retainer is fully credited to the construction contract once you proceed.

How long will design and construction take?

We will provide you with an estimated timetable for design and then for construction. If you have a defined timeframe for design and construction (for example, if you have a baby on the way or need to move in as soon as possible) we will let you know whether we can realistically achieve the schedule you would like. Since design is a process where the most important ingredient is your approval, the quicker you are able to make and approve design decisions, the quicker the process is likely to proceed.

Why should I hire a design/build firm rather than hire an architect then a contractor?

We strongly believe that our integrated process from design through construction has many advantages over the old-style three-party relationship of architect, homeowner and builder, whereby a homeowner hired an architect then looked for a builder when the design was complete.

Some of the advantages of design/build include the following:

• Budget Check - In our design/build model, the budget is much more closely followed throughout the process so that the design isn’t completed before there is a check on likely costs. In an old-style process, if the homeowner is provided with a sense of how much a project might costs to build, it likely isn’t until near the end of the project. Since costs are highly dependant on who completes the work, the data may or may not be accurate. Also, in this three-party relationship, the architect may be responsible for helping to solicit bids, but it is ultimately the responsibility of the homeowner to find a quality builder who can complete the project within their budget and timetable and to their standards. Often, the budget becomes an issue only after the project is fully designed. When the project far exceeds the budget, the tough choices are made tougher by the lateness of the moment.

• Value Engineering – Unless value engineering takes place during the design process, as with design/build, it has little value.

• Construction Integration - Our process allows for feedback and input from the construction side of the business, not only in terms of price, but in terms of constructability, sequencing, schedule and other construction details and methods.

• Accountability – If an issue arises during construction, unlike with the architect-owner-contractor model, there is no question about who is responsible and no finger pointing.

• You are on the schedule. - The design portion is part of the process and your project moves into production upon completion of the drawings. With the architect-owner-contractor model, you may just be getting in line with your contractor after the conclusion of months of design work and your may have to wait for the contractor’s schedule to open up.

• Zoning and Permitting - At the beginning of our design process, our permit department reviews the prospective scope of work with respect to zoning rules and other regulations to determine if there will be any special hurdles to clear. If you are in a historic district, a “Fine Arts” district, or in a neighborhood with an architectural review board, we will alert you. We can work with these groups to ensure that your project meets their requirements, although the associated additional fees are not typically included in our standard design contract. When the permit drawings are complete and the construction contract signed, our permit specialist fills out and submits the proper applications, answers any questions posed by the local authority, and obtains the permit.