SERVICES
& PROCESS

What to expect when you work with us.

Architectural projects and approvals involce many stages and have complicated procedures. Here is our guide to show you how to it is organized, along with benchmarks, timelines, and anticpated costs.

We look forward to working with you!

Schematic design & preliminary pricing

 

Timeline:  Up to 2 – 3 months, typically

Meetings: One to four, typically

Purpose: Establish building program, space requirements, design direction

Tasks:

  • Site visit to measure building/ documentation of field conditions and input into CAD format
  • Create schematic level floor plans, hand-sketched perspectives, with discussion on finishes
  • Explore different design directions and select one
  • Preliminary pricing / Rough Order of Magnitude (ROM) from Owner’s general contractor (if desired) and design approval by client before proceeding to next phase

Design development & construction documents

 

Timeline:  Usually, 1-4 months for a typical single-family house project

Meetings: One to four, typically

Purpose: Develop schematic design and construction documents

Tasks:

  • Develop site plan, floor plans, reflected ceiling plans including electrical andlighting, elevations (interior and exterior), sections (if required), and outline specifications (if required)
  • Finalize site plan, floor plans, reflected ceiling plans including electrical andlighting, elevations (interior and exterior), sections (if required), architectural details, door/window/ finish schedules, and final outline or full specifications of materials and products (if required)
  • Hire consultants and coordinate services and consultant drawings
  • Building Permit Application for site permit if required (Partial Design Development).
  • Variance submittal if required (Partial Design Development)

Permitting & final pricing

 

Timeline: Usually 2-4 weeks for bid documentation for interested contractors. Permit processing once submitted can take 2-12 months depending on complexity of project and Building Department. Pricing will take approximately 3-4 weeks, depending on contractor.

Meetings: One, typically

Purpose: Obtain City or County approval for construction

Tasks:

  • Building Permit Application or addendum. Respond to various City / County Agency requests for information/ code interpretations. Assist with obtaining final pricing on project, and/or prepare bid documents to obtain bids
  • Answer questions from the Contractor(s), assist with selection and preparation of the Construction Contract

Required:
• Consultant(s) Documents (Structural engineer, lighting, mechanical/ electrical if required)
• Title 24 Energy Report

Notation about permitting:
We have completed 900+ projects throughout the Bay Area, with each jurisdiction having a unique planning process. Because we’re familiar with the relevant codes, we’re able to design projects that get approved!

    Construction Administration

     

    Timeline: Depends on construction schedule and contractor. Usually, several hours per week for questions, bi-weekly site visits, etc.

    Meetings: As required

    Purpose: Administration of construction contract, Client representation

    Tasks:

    • Site visits as required, construction observation
    • Answer questions from contractor
    • Site visits as required, construction observation
    • Review payment requests

    Completion

     

    Timeline: As required

    Meetings: As required

    Purpose: Close out project

    Tasks:

    • Issuance of Certificate of Final Completion
    • Punch list
    • Completion of construction
    San Francisco City Residential Permit Process