THE PRE-CONSTRUCTION PROCESS
When dealing with a remodel or building a new home, the pre-construction process can be just as important as the construction phase, so we’re going to walk you through step by step in order to give you a clear understanding of the process. We’ll start with the design and engineering phase, going on to the bid process with the general contractor, and then dealing with the city and pulling permits, up to the stage when demo is started or ground is broken.
When approaching a home builder with a design and build project, the first step they would take is introduce the owner to qualified, local, architects familiar with the neighborhood. After an architect is selected, they’ll carry out the preliminary design and once completed, the builder will be able to create and provide an estimate to the owner. At this time, changes to the design are usually made to fit the budget, whether the owner wants to cut costs, make upgrades, or just change some details.
After the preliminary design is approved by the homeowner, the next critical step is to get approval by the association, if applicable. It can be quick and painless or slow and drawn out depending on the community, so it’s always a smart decision to approach the HOA as soon as possible. After initiating that process, the next step would be to get your engineering plans created along with any required reports and surveys carried out. The structural engineer will design the foundation and the structure of your home, and the civil engineer will plan out the grading and drainage of the lot. Lastly, a geotechnical engineer will determine what type of soil you have, if imported soil is needed, and the level of compaction necessary. Finally, a landscape architect will design the yard and hardscape.
Getting a good interior designer involved can make a major difference on the outcome of the project. They will likely work on two phases during the process: the first will be the design of cabinets and millwork (crowns, baseboards, casings, etc.), material selection concerning tile, wood floor, countertops, along with paint/finish selection. Secondly, they’ll do the interior decorating, selecting the furniture, window treatment, artwork and other accessories. Good designers will create detailed 3D renderings to help the owner visualize the interior spaces before they’re built, and provide a selection of options and different styles allowing them to tailor the interior to their taste.
After all the architectural design and engineering is complete, we’re ready to move onto the bidding phase with the general contractor. With any project it’s a good idea explore a wide selection of builders, narrow down your list, check their references, and get at least two to three bids or more. It’s very important to make sure the bids are structured in such a way that the owner can compare them apples to apples. Sometimes, the homeowner will get a much lower bid but when taking a detailed look at it, see that much less is included or items are left open ended. With a bid like this, the builder will likely anticipate the client adding on a lot of change orders, which will drive up the cost of the project.
Typically, there are two options when hiring a general contractor. The most common way is to go with a closed bid, meaning the scope of work is laid out very clearly, line item by line item and the price is guaranteed. The other option is to pay the builder a construction management fee, usually around 10-15% on top of the building costs. The builder normally provides three bids per line item and the homeowner is more involved in the budgeting and decision making process. This method is normally used on higher budget projects, where the owner would like some flexibility with their options and be more involved to get exactly what they want.
Once the contract has been signed, you’re ready to pull your permits. This will normally be taken care of by both the architect and builder. The architect will submit the full set of plans, correspond with the city if any changes or corrections are required, and once approved, the builder will apply for and pull the permits. There are three divisions that will be dealt with:
1. Planning and Zoning which will approve your homes appearance, check your setbacks, building elevation, and square footage allowed for the lot size.
2. Building and Safety which will check your structure, foundation, firewalls, plumbing, mechanical and Title 24 ratings and requirements.
3. Public Works that will give clearance for your demolition, grading, curb and gutter, sewer, and utilities.
After the plans are approved and the city issues a building permit, we’re good to start demolition with a remodel project and almost good to go for a new home. Ground can be broken for new construction after a pre-grade meeting is conducted with the assigned city building inspector, where the owner, builder, and engineers meet, discuss the scope of the project and settle any issues, questions or concerns anyone may have regarding the building or lot.
Hopefully you now have a clearer idea of the pre-construction process! Just remember, putting together a good team, having a thorough plan, and detailed designs before you build will prevent any major surprises along the way. Just as importantly, doing this will prevent a project from turning into a nightmare and can actually make the construction phase enjoyable!