Why choose design/build?

Design/build is the process that takes your home remodeling project from conception through completion. At AJ Stones we make a commitment to seeing your project through from start to finish, and AJ will be onsite to supervise all work. This stewardship maximizes your satisfaction with the project and minimizes the stress to you from overseeing construction.

It you choose to hire a general contractor and an architect, you will miss out on the benefits of coordinated professional design services. General contractors are not always onsite during project work. Architects provide detailed drawings to define contracts and set up purchases of materials, but generally they use a contractor to oversee the actual on-site work. With the design/build approach, both quality design and construction services are provided by the same company. We believe that the design/build approach is an excellent way to achieve a high-quality result for a reasonable price.

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Advantages of the design/build process

Some advantages to our approach include:

• Solving problems on paper first helps avoid delays on the project, which, in turn, saves you from incurring unnecessary expenses.
• Proper planning includes a consideration of your needs and desires as well as your budget. You retain budgetary control throughout the process.
• Design professionals ensure that the completed project meets your needs along with all structural and aesthetic considerations.
• You benefit from the counsel of experienced designers, saving you time and effort. For example, you will be responsible for visiting showrooms to choose products; but before you go, you will be armed with a design plan that will help you make sense of the thousands of available options and focus your selection appropriately.
• Your responsibilities are clearly and logically defined, making it easier for you to keep track of your obligations (such as visiting showrooms to choose products) and relieving you of the responsibility for tasks you will not want to do (such as supervising subcontractors onsite).

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Requirements of the design/build process

The design process complements the construction process. A complete, comprehensive design ensures a complete and comprehensive project. It is important to follow all the steps in the design process for smooth, cohesive project results.

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Steps in the process

Step 1: Feasibility
The first meeting focuses on what you want and what you can afford.
We discuss:
• Your dreams and desires — What are you trying to accomplish?
• Your proposed budget — How much do you want to spend?
Based on these considerations, we establish a budget range.

Step 2: Design development
Now we get more specific. In this phase, we start exploring possibilities and considering the general design and materials to be used. As part of this process, we will:
• verify existing site conditions and measurements;
• review zoning and building code compliance; and
• develop preliminary floor plans and three-dimensional perspectives as required.
Together, we’ll discuss these factors and their implications for the design.



Step 3: Final considerations
It’s time to make some final choices. Now that we have a draft design, we’ll work together to confirm some important selections. You will visit showrooms and choose products and materials. You will also approve the final plans for plumbing; electrical and mechanical layouts; along with our sizing and selection of heating, ventilation, and air conditioning (HVAC) equipment.

Now is also the time to make any final changes to drawings and specifications.

Step 4: Construction documents
Plans are final! Now it’s time to use the prepared drawings and specifications to complete a comprehensive budget. The final specification and budget will be approved by you before we submit the drawings and specifications to the local building department for approval.

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Fees

The design fee is approximately 10 percent of the proposed budget. The actual design fee depends on the size and type of project.
Up to one half of the design fee may be applied to the final cost of the project. Factors affecting how much of the design fee is applied to the final cost include:
• The amount of time needed to complete the design process. A quick, straightforward process may result in the maxim fee applied to the project.
• The time spent making decisions. The sooner that preliminary and final decisions are made, the more money will be applied to the project cost.

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Typical design time line

The number of meetings will vary depending on the size and complexity of the job, but typically projects up to $40,000 will follow this model.

Generally, half of the design fee is credited towards the final project cost when the project follows this time line. When additional meetings are required, a smaller percentage of the design fee will be credited towards the project cost.

First meeting
You, the client, will choose a general floor plan. Before the next meeting, you will visit showrooms and start choosing products and finishes.

Second meeting
You will review and revise floor plans and specifications. Before the next meeting, you need to make final or additional visits to showrooms to finalize selections for products and finishes.

Third meeting
Final products and finishes selections should be made at this point. You will review and revise the floor plan, specifications, and budget, making changes as necessary. At this meeting, where the proposed budget is finalized, you need to be able to commit to the costs outlined in the budget.

Fourth meeting
The specifications and budget will be approved now. Changes can be made at this meeting, but 90%+ of decisions should be finalized. If additional meetings are required beyond this point, less of the design fee will be credited towards the cost of the project. Finally, it’s time to schedule the starting date of work.

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Frequently asked questions about the design process

What happens if we can’t afford to go to the construction phase, based on the final design and estimate?
After the design process is completed, you are under no obligation to continue with the construction. At that point, the drawings and specifications are yours to keep.

Is there an additional fee if the final design and estimate exceeds the budget?
Not if you sign on to do the construction. If you choose to keep the drawings and specifications without beginning construction, then there might be an additional fee proportional to the final budget.

How does the budget affect the final price?
The initial budget is only used as a guide to establish parameters during the design process. The final budget can be more or less than the original budget. For example, changing your selection of materials (such as the type of plumbing fixture) could increase or decrease the final budget figure.

Who are some of the design professionals working on the design?
That depends on the type and complexity of the project. Some examples include:
• A space and interior designer may consult on the initial layout and final color selections;
• Kitchen and bathroom designers are helpful when working with cabinetry; and
• Structural engineers are called in whenever structural changes are made.

What happens if the drawings are used with another contractor?
The drawings produced are for our use and your visualization; they are not approved for use by anyone except our company. If you were to use them and a problem arose, you would be liable. The working drawings are not of the detail an architect would produce; because we are doing the work, there are a lot of givens not shown in the drawings.

Why pay for a design?
For a project to run as smoothly as possible, you must invest time up front to realize fewer problems during the project. Fewer problems during the job equals fewer delays and unexpected costs overruns.

Why do I need design professionals?
Design professionals bring a fresh new look at your ideas and offer creative solutions to your design problems. With their experience and expertise, they may raise issues you hadn’t considered or suggest ways to save money and still achieve the desired effect. For example, when planning a kitchen remodel, a design professional might plan a layout that will solve your problems within your proposed budget. You might not be aware of all of the types of materials that are available for flooring or countertops; the design professional would consider the style of your house, the function needed, and your budget to find the best possible option.

How does the design help me understand what I am getting?
Through the design process, we produce floor plans and three-dimensional drawings that help you visualize the future space. Visiting showrooms allows you to see firsthand the products and fixtures, thus avoiding surprises during the project. Expert advisers explain your choices so that you fully understand the range of options available to you. Completing the design process fully helps ensure that you are satisfied with the end result.
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