FAQ

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What are the first steps to get started on a design?

1. DESIGN CONSULTATION AND ESTIMATE

• Set-up a meeting to discuss the clients’ budget, needs, wants, and must-haves to realize a dream design.

• Provide a FREE estimate/quote.

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(If the previous step is accepted continue)

PROPOSAL APPROVAL

• Write a proposal/contract regarding the job's scope-of-work.

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(If the previous step is accepted continue)

2. DESIGN | PLANNING SUBMITTAL

• Visit the property for field notes, measurements for our "Measured Drawings".

• Start the schematic design phase.

• Meet or remotely discuss the schematic design to be finalized.

• Submit preliminary design to the planning dept. for acceptance of the proposed design.

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(Once the planning dept. grants permission continue to the next steps)

3. CONSTRUCTION DOCUMENTS 

• Identify the other consultants required for our team and assist with their appointments.

• Dispatch and discuss the final schematic design with consultants for their preparation of required reports.

• Begin the technical drafting of the construction documents.

• Coordinate consultants required reports, construction plans, and application forms to submit to the agency(ies).

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4. BUILDING AND SAFETY SUBMITTAL​

• Submit proposed or construction plans to City or County agencies for approvals.

• Wait for City or County official's approvals or corrections- This time frame varies from the different municipalities, once plans are received we will correct and re-submit corrections provided by the agencies in a timely manner.

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(If the building and safety has approved your project, continue to the next steps)

Congratulations!

• You have been approved- Obtain your building permit(s) and you are on your way to starting your building project.

 

5. BIDDING AND NEGOTIATION​

• Bidding and Negotiation- Disperse the approved plans for builders or tradesmen of your choice to bid on your project.

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What can I expect from our consultation meeting?

​A free initial consultation is a conversation over the phone for us to get to know each other and to discuss what you're intending to propose. A design consultation gives you a designer's expertise for a limited time at a reasonable deductible price i.e,...a deposit. Think of a design consultation as a house call: we visit your home, discuss and sketch possibilities, and answer basic questions about costs and construction alternatives for various home improvements. During this meeting, it's best to communicate your ideas clearly and ask lots of questions. Find out the designer's approach, fee schedule, deliverables, and what they think is important about your project. ... Assess whether the designer listens to your needs and confirms that he or she understands them.

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How long does the City or County take to review plans for building permits?

This, of course, varies on the department and how busy they are at that current moment you may be submitting plans. The size and type of project also play a big role in the time frame of plan check completion. Typically a small addition/remodeling job (under 500 sq. ft.) in the City of L.A. can be submitted and reviewed over the counter on the same-day but in the L.A. County departments it can take 4-12 weeks, it all depends on what particular County office submittal will take place.

Note:

• Submittals to the City of L.A.'s regional planning dept. is not always required for smaller interior remodeling projects. However you will always have to submit to the building and safety dept....i.e. if existing walls are demolished, and or plumbing fixtures and electrical are being relocated.

• Same-day permits can be issued in the City of L.A. and some other cities and counties for small additions under 500 sq. ft. and or interior remodeling per standard building code.

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Why is the conceptual/preliminary design important?

Conceptual Design is an early phase of the design process, in which the broad outlines of function and form of something are articulated. It includes the design of interactions, experiences, processes, and strategies. From a client's perspective, it helps with the visual of the space layout and final design. It helps with the feasibility study of a project. It allows for a preliminary design review by the planning dept, to ensure the requirements of any new building codes that may require the existing structure to comply with, thus allowing a client to create a reasonable budget, design strategy, and approx. timelines.

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What are the benefits of creating a conceptual design?

The first benefit to conceptual design is always the clarity it provides of what a product can do and what its intended use is. This is key when creating a product and in some cases without this, the process can encounter major corrections later down the line.

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What is the purpose of as-built drawings?

The major purpose of an as-built drawing is to record any modification made during the building process that deviates from the original design. The drawings that are first completed for a planned construction project are not the ones that are needed once the project is finished.

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Accessory dwelling unit questions?

For Accessory Dwelling Unit, questions also known as "ADU" click here