Services
& Process

What to expect when you work with us.

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

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 and 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 and lighting, elevations (interior and exterior), sections (if required), and outline specifications (if required)
  • Finalize site plan, floor plans, reflected ceiling plans including electrical and lighting, 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)
  • Facilitate consultant engagement and coordination of project disciplines
  • Planning Review Application 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. Bidding itself is 4-6 weeks, then usually 2-3 weeks from bid deadline to engagement.

Meetings: 1-5, 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 Documents

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 process. Since we’re familiar with the relevant codes, we’re able to design projects that get approved!

    Construction Administration

     

    Timeline: Depends on Contractor’s construction schedule.

    Meetings: Bi-weekly site visits with contractor.

    Purpose: Administration of construction contract, Client representation

    Tasks:

    • Site visits as required, construction observation
    • Answer questions from contractor, often several hours per week
    • Review payment requests

    Completion

     

    Timeline: As required.

    Meetings: As required.

    Purpose: Close out project, photography, possible publication

    Tasks:

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