Do NOT underestimate the Time for the Pre-construction Process by Zach Rubin, Foundry House Design

Too often homeowners contact us explaining that they just need a “basic set of plans” so they can break ground on their project within a month. Although this might be possible for a very small project, it results in a rushed timeline, a stressful experience for both homeowner and design team, and it ultimately sacrifices creativity, and thoroughness. In this article we will outline a typical process and the time each phase takes to complete.

CONCEPT DEVELOPMENT

Whether it's a new build or revamping an existing structure, Foundry House's approach is to tailor designs that reflect your vision, lifestyle, and the character of the space. The average design process is 3 to 5 weeks for renovations/additions and about 8 weeks for new construction.  However, this does not include cost quoting, engineering or permitting. 

COST QUOTING AND BIDDING

In our typical process, the design phase ends with a pricing set.  With a pricing set in hand, you can now start bidding the project out to General Contractors.  This part of the process is critical to ensure that what has been designed suits your budget. Depending on how busy the builders are with other work, the bidding process can take 2 to 4 weeks to complete.

DESIGN REVISION

Now that we have pricing feedback, a design revision is sometimes needed to value engineer the scope of work.  Foundry House can identify cost-effective solutions without compromising on quality. This foresight can lead to significant savings and avoid last-minute, costly changes, but it can result in an additional 1-2 weeks of design development.

ENGINEERING

When the design is ready to be documented in a permit ready set of plans, the Engineering phase is started.  Structural and Civil Engineering involves detailed analyses and assessments of the structure and the land that will be developed. This process can take several weeks to complete, and cannot be rushed.  It can take anywhere from 2 to 5 weeks to complete the Civil and Structural engineering and receive stamped plans.

PERMITTING

Most building departments request a minimum of 2 to 3 weeks to review the documentation, and each subsequent revision request can add an additional 1-2 weeks to this process.  Depending on the city or county, and the size and complexity of your project can result in a permitting process that takes anywhere from 1 to 3 months.  

CONCLUSION

On average, the time allotments for each part of the pre-construction process can total between 10 and 21 weeks to complete. So, getting started as early as possible is critical if you have a specific deadline in mind. Doing so will create room for creativity, ensure compliance, facilitate detailed engineering, guarantee quality, and aid in efficient cost management.

Foundry House is more than just a design firm; it's a partner in bringing your dream home to life, supporting you every step of the way from concept to completion. Begin your journey early and watch as your vision transforms into a space that you'll cherish for years to come.