The following is a detailed description of how the design process works at our office. This description should be read in coordination with one of the following PDF files geared to specific types of projects. Click on the topics below for additional information.
|For printable PDF versions click here:
For new residences.
For timberframe residences.
Once the contractor is selected and the construction contract is signed, we will act as your agent, to administer the construction contract. Among our duties during this phase will be to observe the construction project with periodic site visits, or as required, to see that the project is built as designed and specified.
We also address field questions from the general contractor, review the general contractor's requests for payment, review and recommend change orders approved by the client, and make a final list ("punch list") of items to be corrected or completed by the contractor. As part of the project closure we will assist you in obtaining a release of potential project liens. This phase of the process usually amounts to 15% of our contract fee.
At The Johnson Partnership, we tailor each project to best fit the needs of each client and the potential of each site. Whether you are remodeling a house or creating a new residence from the ground up, our primary goals are to fulfill your vision while respecting your budget and schedule.
In the first phase we’ll be working with you to determine a design approach. One-on-one meetings and a site visit help us learn about you and the scope of your project. We then create a written proposal for your project. Once we have your approval, we prepare the record set, including a three-dimensional electronic model that will be the basis of the new design.
During the second phase we refine the design and complete more detailed models to determine the scope of the entire project, including systems, materials, fixtures, and equipment. Once these are complete, we prepare a set of drawings to submit to the local building department to apply for the necessary permits, and coordinate with the building department until a permit is issued. The next step is to prepare the design for construction and implementation.
The third phase is all about getting your project built. We can assist with selecting a contractor, either by providing you with a list of contractors with proven records of successful projects or, if you choose to take bids for the job, by preparing bidding documents to assist that process. During construction itself, we will act as your agent to administer the construction contract, field questions from the contractor, and make a final “punch list” of items to be corrected or completed by the contractor.
3D models of sample projects are available to view on our desktop site.