Standard Services

Design Phase:

The first phase of our work is the Design Phase. If we are working on an existing building, we will measure the building and generate a base drawing on AutoCad. If architectural drawings are available of the existing building, those will be the basis for our work, but they must still be verified on site. If we are working on new construction, we begin with the allowable building footprint taking into account the Zoning and Building Code restrictions.

Once there is a base drawing, we begin design work, exploring possible solutions to reconcile the requirements of the existing conditions, the goals of the project, structural issues, aesthetics, energy conservation, the Building Code and Zoning Ordinance, and the budget. These can be conflicting. This process often results in several possible solutions, and we begin meeting with our client, generating alternate solutions and eventually coming to a satisfactory plan.

Construction Documents and Technical Specifications:

At this point, we begin the second phase of our work: Construction Documents and Technical Specifications. The drawings become more detailed. Elevations of the interior and exterior are developed. These are the documents the will detail the project from structure to finishes to mechanical layouts and provide enough information to solicit competitive bids from Contractors and a Building Permit.

Bidding and Contract Negotiation:

The third phase is Bidding and Contract Negotiation. We maintain a list of General Contractors who have performed well on our projects in the past and select 3 or 4 appropriate contractors from that list to bid on a new project. We welcome new companies to try and often clients have companies that they want to add to the Bidders List. During this phase, we would typically submit the drawings to the Municipality with jurisdiction over the project. In the City of Chicago, this involves taking the drawings in for Zoning Review as well as Building Department review. When we are aware of zoning issues, we prefer to begin the zoning review earlier in the process with minimal drawings in order to fast track the project; Zoning Variations or Adjustments are time consuming. In the suburban communities, permits are often less complicated and simply a matter of submitting drawings with a minimal application.

Construction Contract Administration:

The final phase is Construction Contract Administration. During this phase, we make periodic job visits, interpret drawings for the contractors, review shop drawings and certify Contractor Payouts. We serve as the Owner’s representative on the job site.