It begins with words, a place, and a budget. We have over 20 years of experience in Maine using the words of people to create inspiring spaces in Maine’s rugged landscape.

PHASE 1- research + design

idea generation and synthesis

PROGRAMMING: Initial meetings to discuss your goals for the project and a budget to build it. A boundary and topographic survey (by others) may be required if a significant addition is proposed. We will perform zoning research with the town and a preliminary code investigation to understand how your existing house may need to be upgraded to conform to current building codes. This is closely tied to the design and will become more clear as we move through phase 1 and 2.

Field measurement of your existing house to identify the base conditions for renovation or for attachment of an addition. These measurements will be entered into our software programs (Autocad, Revit and/or Sketchup) to start the design process.

DIAGRAMMING: development of space on your property (these include areas with views, more seclusion, areas with sun (afternoon and morning), “big” spaces, intimate spaces, and the sequence of movement between these spaces). This will be developed through sketch, 3D and physical models. This is a conceptual master plan showing the relationships of interior space within your house and outside spaces across your property.

SCHEMATIC DESIGN: Development of final diagrams and concepts resulting in floor plans, building elevations with materials, a building section and 3-D models showing building form.

ADJUSTING FOR COST- Phase 1: All projects are made up of design solutions from your wish list and a price. Throughout Phase 1 and 2, both will be modulating to each other. In our experience, both the wish list and price will likely change from the start of the process in the effort to balance these factors.

During this first phase, we use the square foot cost method to predict project cost. Determining a level of finishes, complexity of form, spatial volume within the home, the addition of exterior spaces and any rework of existing conditions will help us allocate a realistic number for the budget. At the end of Phase 1, we will provide a ballpark estimate for the project. It is our preference to select a contractor at this point and send the drawings to them for an estimate. Because we have not yet created the recipe for assembly (see phase 2) with all the materials and details, we carry a 20% design contingency to accommodate the unknowns at this early phase. Including this contingency, we should be within 10% of your target budget at this time. If we are not, we should circle back and make changes to the design.

Example below:

• Project Estimate = $500,000 using square foot method or contractor estimate
• 20% contingency = $100,000
• Total Estimate = $600,000
• Client budget = <$660,000 (Total Estimate + 10% of estimate)

PHASE 2- recipe

develop the assembly instructions

DESIGN DEVELOPMENT: Enrichment of the final floor plans into the specifics of how the building will look and the details required to build it. This is a critical phase where the art of design meets the science of structure, energy management and the construction process. This includes important exterior details and interior elevations of the kitchen, baths, stair, other built-in casework throughout the home.

CONSTRUCTION DOCUMENTS: Development of the final building into Documents for permitting and construction.

CONTRACTOR SELECTION/BIDDING: We prefer to select a contractor with you after Phase 1 so that we can obtain an early cost estimate from them and to develop the details of the projects in Phase 2 with them as a team member to hit a target budget.

ADJUSTING FOR COST- Phase 2: we will submit the drawings for a final price with the contractor. If the price comes in as expected, we proceed into construction. If we are over budget, we will swap materials and details and, possibly, omit a section of the project in order to meet the budget.
At this phase, we should carry a 5-10% continency through construction to accommodate the many changes that can happen during construction (unforeseen conditions, price changes for products/materials, delays, client requests, etc.). Including this contingency, if we are more than 10% higher than the target price, we will need to redesign portions of the project to shave area or complexity from the design. A price <10% over budget can generally be managed by simplifying or reducing finishes.

PHASE 3- reality

permitting + construction

PERMITTING: Submitting and obtaining a permit for building from the local municipality prior to construction.

CONSTRUCTION ADMINISTRATION: monitoring of the construction through regular contractor meetings and site visits to maintain conformance with the Construction Documents, to guard against defects and to advise and consult with the Owner.

PROJECT COMPLETION. CLIENT MOVE-IN.

*This is an outline of the process, showing only the highlights. Always feel free to contact us with any questions. I look forward to an exciting process with rewarding results.