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P l a n n i n g Y o u r P r o j e c t 
Many people are baffled or intimidated by the complexities of the design and construction
process. Should they call a contractor at the beginning, or have plans drawn first? Who
draws the plans, and who does the building? Is a structural engineer's stamp required?
When do they need a permit, and how do they get one?
In my book Adding to a House and my quarterly Free Lecture at the Building Education Center in Berkeley, California, I discuss the design and construction process in detail. The following summary of that discussion tells you the steps you need to take to get your project started and bring it to a successful conclusion. The numerous steps fall into five general categories: FEASIBILITY DETERMINATION 
Whether you build a new home or add on to your present home, the steps in the design and
construction process are essentially the same. All projects should begin with a formal
feasibility consultation at the construction site
with a qualified professional. The purpose
of the consultation is to determine whether you should or should not undertake your
project--or whether you should significantly modify or postpone it.
One of the benefits of a feasibility consultation is to set goals and project parameters at the very beginning of the design phase. The project's "program" or list of requirements-- how many bedrooms, what type of kitchen and so on--is discussed in relation to the budget and financing, technical problems and building codes, dreams and realities. If it is determined that the project is feasible, preliminary design can begin with those discussions in mind. DESIGN 
Before you begin construction on your house or addition, you must have a Building Permit
issued by the local Building Department. To get a Permit, you must show the Department a
complete set of plans for your project. Those plans typically include eight to twelve
sheets of drawings along with structural performance calculations provided by an engineer
and an energy performance report for the proposed building. An identical set of plans and
specifications is used by the contractor or builder in the construction of your house or
addition. The plans are usually produced by an architect or designer who offers several
types of Design Services.
Both new houses and additions are subject to Zoning Restrictions and Building Codes. The Planning and Zoning Department is concerned about the affect your project will have on its neighborhood. Do you propose to build a second "in law" unit in a neighborhood where only single family dwellings are allowed? Will your house block someone's view or access to sunlight? Are you building too close to the property line? The Building Department doesn't care about zoning issues, only building codes. Your house can block everyone's sunlight, so long as it is solidly built and safe. Do your stairs have the right height and width and a proper handrail? Will your building stand up in an earthquake? Is the electrical wiring safe? 
While both departments use the same set of drawings, Zoning is concerned with the first
three sheets of a standard drawing set, the site plan, floor plans and elevations. Those
sheets show the aspects of the structure that affect the neighbors--where the proposed
building will sit on the lot, how much open space it will occupy, how tall it will be
and so on.
The Building Department studies those first three sheets but also looks carefully at the remaining drawings which show the construction details. But the construction details represent a lot of work and money spent. Wouldn't it be a shame if you turned in a complete set of drawings, including all the construction details, only to find out that you hadn't conformed the Zoning restrictions and couldn't build what was proposed? In that case, you would have to redesign the first three sheets and pay to have most of the construction details redrawn. The point is that every design process should start with a trip or at least a call to the Zoning Department. Find out what the zoning requirements are, and make sure that the proposed building will meet them before drawing a complete set of plans to turn in for your permit. Many zoning departments provide handouts that show the typical setback, height requirements and so on for lots in their city. You can also get the information by talking to a Planner (not a clerk) on the phone or at the Zoning desk. However you do it, get this critical information at the outset and make sure that your design conforms to Zoning's requirements. The Steps in the Design Process 
The Program, as noted above, is the client's list of requirements--the size of a house or addition, the number of bedrooms, special access, a large or small kitchen, an art studio, separate quarters for a grandparent and so on. The Program is discussed in a general way during the Feasibility Consultation, but enlarged and refined at the beginning of the design phase. Once the Program is completely determined, Preliminary Design, the production of schematic drawings and sketches, begins. New houses and additions to existing houses are designed over different "templates." A new house is designed using tracing paper over a blank "site plan," or scaled drawing of the property the house will be built on. The site plan shows only the property lines and other features of the site such as slope contours, wells and trees. 
Additions are designed over a set of "as-built" drawings--scaled drawings of the existing
house as it has been built. Three types of as-built drawings--a site plan, floor plans and
elevations are needed to completely describe a house. Since as-built drawings of most
houses have been lost over the years, clients building additions usually have to pay to
have such drawings produced before preliminary design can begin.
Preliminary Design consists of making sketches on tracing paper over templates--bare site plans or as-built drawings. Once the designer or architect has produced some sketches, which are really just attempts to translate the client’s ideas onto paper, he or she should show them to the client before spending time on detailed drawings. If the designer's vision matches that of the client's, the Design Development phase, wherein the drawings are refined, begins. Typically, several designer-client meetings take place during Design Development. When most of the details are worked out--usually at least to the level of the placement of kitchen cabinets, if not the actual number of drawers in each--the Construction Document phase begins. Construction Documents are an elaboration of the basic plans worked out by the designer and client. The documents consist first the basic design drawings--site plan, floor plans and elevations--and also contain several sheets of "detail drawings" that show how the house or addition will be built, how beams will connect to posts, what supports the roof and so on. Normally, the drawings will be accompanied by a set of engineer's calculations showing that the proposed structure is sound and will resist earthquake and wind forces. In California, an energy performance report specifying insulation values, heater type and so on is also required. The end product of the design process, then, is a set of plans and related documents showing what the house or addition will look like and how it will be built. When the plans are complete, you can apply for your building permit. OBTAINING YOUR PERMIT 
To get a Building Permit, your plans must conform to both the local zoning requirements
and the building codes. When you apply for your permit,
your plans will be carefully
reviewed by both a Planner from the Zoning Department and a Plan Checker, usually an
engineer, from the Building Department. Also, you will pay two fees: A Plan Checking
Fee is due when you submit your application. If your meet all the requirements, you
will pay a separate Building Permit Fee when you pick up your permit.
Plans are frequently returned to the designer for minor corrections. This is "normal business," and it is more or less expected that such a complicated set of documents may contain mistakes. Typically, the designer makes the corrections and returns the plans to the Building Department, which, duly noting the corrections, approves the plans. When you or your contractor picks up your Building Permit, you are given several pieces of paper. KEEP ALL OF THEM. Your Building Permit proper should be posted prominently on your property. Your inspection card, the only recorded proof that your inspector has approved the various phases of your construction, should remain safely on the site. Finally, a copy of your approved plans, complete with the Building Department's stamps and signatures, should stay with the inspection card. The approved plans are used by the Building Inspector to make sure that the building is built as shown, complete with all the proper connections and fasteners, right-sized posts, beams and so on. SELECTING A CONTRACTOR 
Building Departments typically take three to six weeks to approve plans. There is no
need for the clients and designer to be idle during that time, however. With a copy
of the same plans that have been submitted to the Building Department now in hand,
you can begin the all important process of
selecting a contractor.
Contractors vary. Some work with a small crew and do one job at a time. Some own big companies and run several jobs at once. Some work on a time and materials basis. Some give you fixed bids for the entire project. 
A good rule of thumb is to interview and get bids from at least three contractors.
That way, you can determine a median cost for your job. Be suspicious of bids that
are much higher or lower than the median. Excessively high bids could indicate that
the contractor is really not interested in your project, and will only take it on for a
"bonus" payment. Or, he or she is just expensive. Excessively low bids could indicate that
a contractor is inexperienced or desperate for work, probably not your best choice.
Mid-priced contractors whose bids are in line with your initial budget should be considered carefully. Naturally, you will want to check their references and go to the State Contractor's Licensing Board web site and look at their record. But these formalities do not guarantee performance or a smooth ride through your construction experience. A contractor will only give you happy clients as references, not problem jobs. The basic bond carried by all contractors will not complete the job if serious problems arise and the contractor leaves due financial or personal problems. Ultimately, you are dependent upon having a good relationship with your contractor, and should choose on the basis of a good feelings and instincts. You will be closely involved with this person who will occupy your home for several months. You should like him or her, feel that you can communicate and that you can get through some hard times together. Construction, like life, is not always a bed of roses. It is a good idea for your designer and contractor to meet, with you present, and go over your plans in detail. Such a meeting can ensure that the plans are completely understood by the contractor, and give everyone a sense of his or her enthusiasm, or lack thereof, for the project. Time lines, change orders, and numerous other details of construction can be discussed and potential problems headed off. CONSTRUCTION
Construction Supervision is an optional service,
separate from design work, offered
by most designers and architects. Whether supervision is appropriate for a particular
project depends on a number of factors. If the design is straightforward and completely
understood at the outset by the contractor, and the project is running smoothly, there is
not much need of supervision or trouble shooting. Ideally, the contractor will call the
designer if there are questions about the intent of the plans. If client/contractor
communications break down, however, or if the client's uncertainties about details
threaten to slow progress, the designer should be called in.
Although it seems obvious, it must be said: Construction projects go best when they are well planned. The design process, which takes several months to complete, is only part of planning for construction. Numerous arrangements must be made, from finding a place to store the client's possessions to getting the roofers, plumbers and electricians on line.
The clients will have to do quite a bit of shopping and decision making. Kitchen cabinets,
lights and plumbing fixtures must be selected and purchased in time to be on the site when
the contractor needs them. Depending on their contractual arrangement, the contractor or
client may purchase and pick up these items, so those responsibilities must be clarified.
Normally, the contractor will pick up the permit, line up the sub contractors, arrange for the required Building Department inspections, consult with the clients and keep the job moving. Sometimes, however, the clients will shoulder some of the contractor's load to defray costs or just help the job run more smoothly. A typical house or addition takes four months to a year to build, depending on its size and complexity. There are thousands of steps in the process, but they fall, for the most part, into a few major categories.
When all the work is complete and the site cleaned up, you will need a Final Inspection before the Building Department issues your Certificate of Occupancy, allowing you to move into your dream house. Good Luck! back to top |
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