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.
The project architect does not select or hire the contractor; the homeowner does. However, we may act as an advisor in helping to select the contractor. We will assist you with the bidding and/or negotiation process. This phase is about 5% of the contract fee.
Many of our clients presently choose to negotiate either a fixed cost or cost of work plus a fee contract with a general contractor they have pre-selected. This alternative allows for additional cost control during the Construction Documentation phase, as we usually bring the general contractor to the table as soon as possible. If you want to proceed with a negotiated construction contract, we can provide you with a list of Northwest regional contractors that, from our experience, have proven records of successful projects. We always welcome new qualified contractors to our list.
If you choose to bid your project, we will prepare the bidding documents, coordinate with potential bidders, and administer the bid.
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.