MAJOR PHASES IN DESIGNING

AND BUILDING AN ADDITION:

Feasibility Phase

  -Deciding the feasibility of adding on.... 

   -Pros and Cons- deciding if renovation makes sense

The Design Phase

-Establish a Program- Analyze and Establish desires and needs (A written list of room requirements, design and space requirements.)

-Measure and Record Existing Conditions- Take detailed measurements and photos to draw “as-built”

-Consider potential problems with regards to electrical, plumbing, heating, foundation and water and how this could impact budget. (i.e. – existing electrical may not support new addition.)

-Schematic Design- Using the As-Built Drawings, develop designs for floor plans and exterior. Possible solutions will be shown through the use of sketches, study models, computer programs or renderings. These drawings, once agreed upon, are suitable for submission to Zoning department or Review Boards as required.

-Design Development- Refine design and construction details.

-Construction Documents- Drawings shall be completed with dimensions, structural information and all relevant information pertaining to Construction. Basic drawings should include Foundation Plans, Floor Plans, Framing Plans, Exterior Elevations, Building Sections. Relevant Construction Details and energy/light/ventilation code compliance. A specification outlining acceptable building materials, doors, windows and construction methods should also be done in conjunction with Construction Documents.

The Permit Phase

  -Submit Construction Documents to appropriate authorities for building Permit. All required Zoning variances, and other approvals shall have already been competed prior to submission.  

Estimating, Contract and Planning

  -Calculate material quantities from plans and obtain prices from suppliers. Estimate labor, gather bids from subcontractors, assemble estimate into presentable format as a fixed bid or for a negotiable bid with a range of costs.

  -Decide on nature of contract, write and review draft with owners, sign all documented and collect deposit.

  -Check site for logistical problems, storage areas, and access to site, line up crew and subcontractors and suppliers.

The Construction Phase

  -Set-up- Enclose areas of new work with noise, dust and weather protection. Remove or demolish fixtures, walls, and/or landscaping. Build shoring as needed.

  -Layout- Establish guide strings for foundation and benchmark for second stories.

  -Concrete work and drainage- Excavate, build formwork if necessary, place concrete, install drainpipe and backfill. Footing inspection required prior to backfill.