Getting Started
Please read through our “Getting Started Checklist”. This checklist covers setting project goals, location restraints, building style, budgeting requirements, what to expect when building a team, the design process, and payment.
Setting Goals
We can help you explore these options along with your design team.
Size is usually expressed in square footage, can also be acres of land, or number of items (parking spaces, horses, hospital beds).
Style includes the architectural type of the project as well as the number of stories, single structure or a cluster of buildings.
Functional requirements include specific things you want the project to accomplish or be able to support, like: entertainment needs, access for elderly, hypo-allergenic materials, low energy use, etc.
Features that are important to you, such as: play areas for kids, shop for projects, art studio, open floor plans.
Finish levels describe the intensity of your expectations. For example, wall finishes range from textured sheetrock to venetian (marble) plaster.
Budget sets boundaries for the total cost of the undertaking. It is important to remember that there are many “Non-Building Costs”.
Time Frame includes your desired move-in date and any constraints or deadlines like weddings, births, or school schedules.
Location sets the parameters of where the project will be built and can initially be defined as a certain spot on a property you already own, one valley or town, or a general region.
Location
Your site selection affects the rest of the steps. We offer consultations with many of our clients regarding location issues.
Properties with potential can be found reading newspapers, searching the internet, asking friends, meeting real estate agents or just driving around an area you like.
Walking the site usually starts the decision process.
Building locations and orientation affect views as well as costs.
Infrastructure needs – water, power, roads, sewer/septic, all must be accounted for.
Development constraints such as zoning and deed restrictions need to be checked out.
Community considerations like neighbors, schools and roads must be weighed.
Micro-climates affect the desirability of an area.
Choose your style
Choosing a building style and key materials happens early in the process. Our experience enables us to assist you in these choices.
Styles such as Tuscan, Southwest, Contemporary, Farmhouse, Georgian, French Country, Sea Ranch and Victorian can all be adapted to this region.
Structural materials include deciding on floor, wall and roof systems. Wood framing, masonry, metal studs, and concrete each have pro’s and con’s in different applications.
Selecting surface materials on floors, walls, windows, ceilings and roofing complete the overall impression of the project.
Budgeting
Controlling the budget is an on-going process requiring teamwork and communication. Our cost history databases guarantee accuracy for all of the estimates above.
Feasibility estimates are “back of napkin” budgets done to verify if a project is feasible, usually before the first financial commitments are made.
Preliminary budgets set the initial course for developing the project, when the basic parameters of location, size and style are known. They include breakdowns of variables like non-building costs and major building elements.
Design progress budgets are often done during schematic design, design development, and working drawing preparation to explore options and make sure costs are staying within budget.
The contract estimate is prepared as the final plans are being reviewed by the government agencies. It should be highly detailed and include multiple subcontractor bids in most trades.
Changes are inevitable on a project, so accurate estimates of their impact on cost and schedule are vital to budget control.
Building Your Team
Assembling a team does not have to be stressful. We can save you money, effort, and time assembling a top quality team.
Selecting team members is foremost an issue of communication. Look for:
Evidence they understand your needs and priorities.
Compatible personalities that will help build a positive relationship.
Demonstrated experience in your type of project.
Meet deadlines based on a proven track record.
References you can check to verify their claims.
Competitive pricing to get the most out of your budget.
Your design team may include: Architect, Interior Designer, Soils Engineer, Civil Engineer, Surveyor, Septic Engineer, Structural Engineer, and consultants on special systems such as: Energy Use, Audio-Visual, Lighting, and Technology Integration.
Your builder (General Contractor, Construction Manager, or Design/Builder) leads the construction team. They plan, direct, coordinate, and supervise the activities of subcontractors working on-site and suppliers of commodities and custom items.
Service and maintenance contractors can help you keep your place operating at top efficiency and appearance once you take over.
Design Process
A special blend of art and science, following time-tested steps.
Initial scope and objectives are clarified first to get the project started in the right direction.
Preliminary ideas, sketches, and options are shared between you and the architect to verify that you understand one other.
Schematic design is the first milestone. You review basic elevations, small scale floor plans, and various alternative schemes to determine the heart of the design.
Design development is the process of fine tuning the design and incorporating the structural, mechanical, and electrical systems into relative spatial relationships.
Working permit drawings involve producing design details for contractor pricing and plan check review.
Clarifications and interpretations occur during the pricing and construction process to help the building team resolve construction questions for optimum results.
Post-project evaluation of successes and opportunities for improvement is an extra step that PGC likes to do with the design team.
PAYMENT
Contractual relationships develop with each team member. PGC has experience with all these arrangements. We can advise you on the best agreements with all your team members, based on your specific situation.
Single lump sum price is also known as “fixed price” or “hard bid”.
Time & materials plus a fee, or “cost plus”,involves reporting all costs and adding a percentage or fixed fee on top of the cost.
Guaranteed maximum price puts a ceiling on the cost to the owner and may include provisions for the parties to share any savings below the maximum.
Design/Build uses a single source of responsibility for both design and construction, usually involving a designer hiring a builder or vice-versa. Some companies have the expertise to do both in-house.