This phase encompasses all of the early conversations, from first contact to design prep. First, our team will complete an intake where we gather initial information, such as the project scope, budget expectations, Architectural Review Board and Home Owners Association considerations, and whether the client already has architectural drawings. From there, we will begin to establish next steps. We will then provide a preliminary non-binding estimate range with allowances for certain design aspects of the project. If the leadership team approves the project and the client wishes to proceed with the process, a non-refundable design retainer will be expected at the end of this stage to move on to design.

Once the design retainer has been paid, we will make our first site visit and begin to work through major design aspects. When we have all the required information, we will commission architectural drawings or finalize existing drawings and interior design. All selections - exterior and interior - need to be made at this time. A significant chunk of site prep work will also happen - a property survey; a soil evaluation; and septic and well permits. Our team will then present a formal proposal with a full work scope, schedule, and budget with allowances. Provided the client signs the proposal, we will establish an Erosion & Sediment Control (ESC) plan and apply for additional permits. A pre-construction meeting will mark the end of the design stage.

Once all building permits are secured, site work can begin, starting with site clearing and the excavation of a construction drive. Our team will then execute all the prep from the established ESC plan, such as silt fence, sediment traps, and stabilization. Temporary power may be run, if necessary. A port-a-pot and dumpster will also be delivered at this time. After all the prep work is in place, we can break ground! This is often the most ceremonious yet anticlimactic part of the project for clients. The final steps of site work are digging for footers and basement prep (if the design plans include a basement) and running the septic system.

Foundation work begins with pouring the footers dug during the site work stage. Then comes pouring foundation walls, waterproofing, and the installation of drain tile. Inspections are required after footers, foundation, and waterproofing and drain tile. Once those inspections have been passed, underground plumbing can be run. Any slabs that need to be poured will be handled at this time. Then the foundation will be backfilled. All selections - exterior and interior - need to be confirmed at the end of this phase in order to move on to framing.

The framing stage begins with a series of material drops. Framing happens from the ground up, so we will start with floor systems, then move on to walls, and then finally the roof system. The shell will then be wrapped for what we call “dry-in,” after which we can set windows and doors. We can then set all interior stairways. Once the house shell is set and we have a way to move between the floors, we will frame all of the required fire blocking. We will also frame any exterior decking, such as entertaining decks or balcony spaces. Prior to moving on to mechanicals, we will do a walk-through to ensure we are ready for framing inspection.

“MEPs” stands for Mechanicals, Electrical, and Plumbing - in essence, all of the fixtures that go behind the walls. It starts with HVAC (heating, ventilation, and air conditioning). Then all of the plumbing and electrical. Finally, any specialty mechanicals (such as sound and security systems) will be installed. This often feels like a lengthy and unglamorous stage for clients; however, the rest of the project hinges on this stage being executed well. The rough-in inspection assesses framing and all of the aforementioned mechanicals, and is the go-ahead for exterior finishes and all insulation.

While framing happens from the ground up, exterior finishes often happen from the roof down. The roof itself typically happens in conjunction with the MEP’s, as there are usually pipes and vents to be tied in. However, fascia boards and rake trim will technically happen before the roof itself. Then the corners and windows are trimmed. Next, the siding (or selected exterior covering) is installed. If there are any stone or stucco applications for the exterior, those will happen in conjunction with the siding. Exterior finishes, like paint and gutters, will happen simultaneously.

Once the framing and mechanicals have passed inspection and the exterior is sealed, we can insulate. The level of insulation will be somewhat determined by the insulation package chosen during design. We will then need to pass an insulation inspection. Once the insulation has passed, we can move on to drywall. After the drywall is hung and finished, the interior will be primed. This process often starts to take the project from house to home. The HVAC units can now be connected, and garage doors will be installed. The final step in this phase is for our team to stage all of the materials for interior finishes. The end is now in sight!

The interior phase usually feels action-packed for clients. Any hardwood or tile flooring is laid first, and showers are installed (or tiled). All interior doors are hung, window and door casing is trimmed out, and any other major carpentry details are installed (such as decorative beams or mantles). Cabinets and vanities are set, followed by countertops. The floors are then finished, and all base trim and crown moulding is installed. Any other finish millwork, such as stair handrails and closet built-ins, happen alongside the trim. Then the interior is painted. The last steps of interior finish include installing appliances and carpet.

After an extended period of heavy lifts on the interior, final wraps up with some last exterior work. An excavator will return to do a final grade so that any sidewalks, garage aprons, and driveways can be finished. Landscaping can then be installed, all ESC measures from the site work stage can be removed, and the lot will be seeded and covered in straw. A series of final inspections, if passed, will then grant a certificate of occupancy. Professional cleaners will ready the home for move-in. Finally, the leadership team will conduct an official client walk- through and take completion pictures. Once the final draw has been received, the home will be turned over.