7 Steps to a Successful Build
The first step is to put a solid project team in place: Client, architect, contractor. Each of these team members in turn represent teams: The contractor’s team includes carpenters, subcontractors, and suppliers; the architect’s team includes architects, designers, and consulting engineers; the client’s team includes family members and other stakeholders such as lenders. So although to speak of “client, architect, contractor” as a 3-member team is an extreme simplification, it’s a useful one: each of those three members not only represents but is accountable for their own teams.
Step 1
build a team
The second step is to clarify which team member is responsible for what. DeMetrick Housewrights has a checklist for this to help the team assign responsibilities: Who’s responsible for finding out whether there are any zoning or Historic Commission restrictions? Who’s responsible for scheduling the survey? Who’s hiring the civil engineer to design the septic system? We’ll work with the team to ask important questions like these early in the process, and we’ll incorporate the answers into our pre-construction agreement with you, so that it’s easier to remember the answers and keep track of respective responsibilities.
Step 2
assign roles
Step 3
pre-construction agreement
The third step is the pre-construction agreement. This document lays out what our assumptions are: About how big will the house be? What’s the anticipated budget range, within 20% or so? What are the major milestones in the design process, and what is each project team member responsible for at each of those milestones? What’s the estimated overall design schedule? When do we hope to start construction, but what information needs to be in place in order for us to do so? Think of the pre-construction agreement as a process map, one intended to provide a solid structure for what can be a complicated, fraught process, and one intended to minimize the chances of unpleasant surprises down the line.
Step 4
Schematic Design
The fourth step is schematic design. During this phase, the architect tries out design ideas, and gets your feedback on those ideas. This can be a very satisfying, exciting process as you explore possibilities. That excitement comes with some risks, however, the main one being that you fall in love with a design that’s not within your budget. DeMetrick’s process, however, assumes that Steve will be included in all major design update meetings and thus will have an opportunity to provide ongoing feedback regarding the impact of schematic design decisions on the overall budget. He can’t guarantee that the project will not go over budget, but he can improve the chances that if it does, it will be the result of a conscious, informed decision by the whole project team. The schematic design phase is complete when the client has a schematic design they like (generally drawn to ¼” scale) for a budget range (plus or minus 10%) they can work with.
Step 5
Design Development
The fifth step is design development. During this phase the architect starts to work out details, the client starts to pick finishes, and DeMetrick brings in key subcontractors to advise with regard to buildability and cost. A key component of this phase is learning whether Steve’s initial guesses regarding what sorts of products and finishes the client would fall in love with (or settle for) were accurate: Price, quality, and complexity of things like kitchen cabinets, countertops, appliances, ceramic tile, plumbing fixtures, lighting fixtures, interior doors and trim, and so on. The design development phase is complete when the project documentation is 90% or more complete including most detail drawings, lighting plan, plumbing layout, and HVAC plan; when subcontractors and suppliers have enough information and have provided hard quotes for major cost categories; when less than 10% of the estimate is based on allowances rather than hard pricing; and the budget range (plus or minus 5% or so) is still acceptable to the client.
Step 6
construction documents
The sixth step is construction documents. This step involves moving from 90% complete to 100% complete project documentation, including all products and finishes selections. Pricing is finalized, and Steve can draft a construction contract that includes all supporting documentation. The construction document phase is complete when Steve and the client sign the construction contract.
Step 7
construction
The seventh step -- what the whole process has been preparing for -- is construction. Our whole planning process is geared towards making the construction process as smooth and efficient as possible in the world of custom building. And though it will be smooth and efficient, it may not be trouble-free. This is when we start to build a full-scale three-dimensional model of the plans -- a prototype that also happens to be the finished product. As with any prototype, there will be some debugging as we go; also, some unexpected opportunities may arise that we’ll want to figure out how to take advantage of. This is why change orders are nearly inevitable -- but we still want to keep them to a minimum.
Step 7
Move in
The final step is moving into your brand new glorious custom home. We stand behind what we build. You won’t have to worry about our disappearing on you. Although it will be a rewarding moment when we hand you the keys to your new house, don’t think that that will be the end of the relationship.