The design phase of your home build is one of the most important parts of the process. This is where you create the instructions that your home will be built upon. This is where the entire project begins to solidify for you.
Understand that this phase is a process and to rush it creates the ability for mistakes to happen. The process will take as long as it takes. This is where patience comes into play. Remember, this is your home, you want it designed correctly, how you want it.
Let’s break this down into what an average home design process may look like and how it should, or may be budgeted out. What steps are included and what fees you may incur.
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First, let’s break down the professionals you may employ for your project and define the terms, so we are on the same page.
The Drafter
This is an individual who has the ability to draft, or draw your new home to specifications, like, the current local code, the product specifications, specific to the builder(s) they are used to working with, etc. They may already work for a firm or a builder and will draw your house on the side. Generally, they are not designers. (I write this knowing that there are some who call themself a drafter, but are far more.)
This individual is generally hired by a firm to complete the drawing details, create the specific page layouts and detail the different types of instructions. They are very knowledgeable and are a great member of your design team.
The Design Professional
This is an individual who has surpassed the drafting stage of their career and currently work with clients to actively design homes and smaller structures as allowed in their area. Often, they are the firm owners and will meet with you to go over your specifics.
They generally have a lot of experience and schooling, sometimes the same as a registered architect, but have chosen not to sit for the exams and get registered as an architect, for whatever reason. They often specialize in single family homes and are experts in their fields. Though they are not able to “stamp” a project, they are more than capable of designing and creating construction documents.
In some areas, they are only allowed to design to a certain square footage, or a specific construction type, but, there are ways for them to work on your project, no matter what the size or type.
The Architect
This individual has a lot of schooling and has taken the rigorous testing required to call him or herself an Architect. Yes, they deserve the title and respect one would associate with a registered architect. They are well versed in all construction types and methods, codes, etc, for almost all commercial and industrial projects. The schooling required is a base for their career. When it comes to larger structures, they are necessary and you will really want their expertise.
The Engineer
What can I say? They are engineers. They are able to study and make sure a building can withstand all it is supposed to. For all but the simplest of structures, they are generally necessary to make sure that all structural members are correctly designed. An engineer is generally required for most new homes, unless they are designed to code prescriptive sizes. (The code charts, which are the bare minimum designed members.)
Often, an engineer is hired during the design process to get the correct sizing and structural information the local jurisdiction needs to allow for a building permit.
The Interior Designer
The interior designer is most common on larger homes and commercial spaces. These folks are masters of space and interior design features and are often hired to create specific concepts. They are a great addition to any team where the interior needs to be done in a specific way, or if you just are not sure how to bring color and space together.
The Landscape Designer or Architect
These individuals are amazing at creating an outdoor ambiance or to help create that perfect outdoor living experience. They design how your home will look as you come up the driveway, or what you are seeing when you walk out your back patio door. Often, larger estates and commercial buildings will require their services, but, they do make an amazing member of your team if you want an outdoor experience.
The Budget
Now that we know who the players are on your team, let’s look at how this may break down, in theory, for your budget. (There is no way to give you an absolute breakdown, as this process may change for each individual, but, this will give you a good idea of how it should look and how it works for your project.)
The start of your design phase will be choosing who leads the project. Will you hire a drafter, a design professional, or a licensed architect? As you can see above, each brings their own expertise and will be the asset to your team that you need at the time.
Example from one of my own projects. As a design professional, I started the project with the homeowner and we were able to get through the initial design phase, then into preliminary phase. During this phase, we realized that an engineer would be required. The engineer came on board and was contracted by the homeowner as a separate part of the design phase. I maintained the lead, to be able to coordinate all of the required drawings, both the documents I needed to create, for design intent and the drawings the engineer needed to create for structural integrity. This need was mentioned prior to starting the project as a possible necessity, so when the need arose, the homeowner was not surprised. The extra cost was already planned.
Another time, after initial design and into preliminary development, we realized that the project had increased to a size that required a registered professional to stamp and seal the drawings. At this point, I no longer would be able to be the lead designer. I contacted an architect who I could work with to take over the project, as they are required to be “in control” of the project. I became their drafter for the project and we were able to finish and get permits to start the build phase.
I share these to show you that the design phase may start with a certain expectation, but it may require alternative routes to get to the build phase. These should be discussed prior to starting the project and you, as the homeowner, should be planning for these necessary changes.
You need to choose the lead of your project carefully. this individual or firm will be responsible for creating the construction documents needed to build your home. You may want to contact a few to interview and see who fits your project best. Make sure you are able to communicate with them efficiently. (I wrote about how to communicate with them here.)
Your project will start with a proposal. This will set out the basic scope of work, (This is basic and may change throughout the project, but helps to start.) Will show what the fees look like, with a set fee schedule and what is done during the phases, then will probably show the terms and conditions.
This is the point where you take the ones you have received and begin to look at what they offer compared to how much each part may cost you. I never advocate choosing your designer by price alone. I feel like this is a great way to have issues. The lowest and highest bidders may not be as qualified, or have the temperament, or the design style that you want for your project. I tell folks to use the cost as a last resort, not the initial.
How I break my proposal down.
First, I show a project total. This is how much the project will cost, should we need nothing more than what I originally propose. I break this down into initial preliminary phase, which require an initial payment. (This gets your project on the schedule.) Permit phase, which is paid to begin to create the actual permit plans. (These are the plans taken to the permit office to obtain a building permit.) Finally, when the permit plans are done, ready to be handed off, I require the final payment. That allows me to give the permit drawings to the homeowner, or builder, or both, to obtain the permit.
Usually, any changes to this are made during the preliminary phase. This is when we find out what the actual size of the building will be and if an engineer will be necessary. These are going to be charges over and above the initial proposal/contract. Often, you will go into contract with the architect or engineer themselves.
If you are required to go into contract with an architect, we may end the contract between you and I so that I can work with the architect to finish your plans. If it is an engineer, then that is a separate contract while I fulfill my portion of the contract, simultaneously coordinating with the engineer.
During the preliminary phase, you will start the process of finding a builder (I wrote a post on when to start looking for a contractor here.), or choosing to build yourself. If you require a builder, here is a post I wrote to help you choose a good fit.
Basically, to summarize this post, the design phase depends upon who you are using and their preferred method of estimating a budget.
You budget should include the estimated costs of each of the design professionals included in your build and another line for actual costs, as things may dictate changes to either raise the price or lower it.
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