This is a data-gathering phase. We start by exploring your vision for the project, including character, aesthetics, and a list of spaces and their intended use. If your project is new construction, we visit the site to evaluate the landscape, soil conditions, views, solar analysis, access, utilities, and your vision for siting the structure. During this phase you share images collected from magazines, books, Houzz, or Pinterest—we use your inspiration to generate ideas. Additionally, IASD may take you on tours of built projects to gauge your reaction to layout and design elements.

IASD draws concept designs based on pre-design. This is the time to dream, thinking of all possibilities. Schematic design evolves over a series of meetings and is intended to explore a range of potential approaches to consider. We generate 3D renderings as well as preliminary drawings, which may include a site plan, floor plans, building sections, exterior and interior elevations, preliminary structural systems, and an energy evaluation.

IASD prepares detailed drawings to illustrate the proposed design, including plans, elevations, and sections, as well as mechanical, plumbing, and electrical system concepts. We also present material options for exterior and interior finishes. Our 3D model allows you the chance to “walk” through your home, so you are confident in the design before construction starts. At the conclusion of design development, IASD will produce a set of drawings specifications used to solicit preliminary construction pricing estimates from contractors. This is the time when you begin to test the fit between what you want, what you need, and what you want to spend.

This is when final decisions are made. Based on pricing, budget, and evolution of the design, IASD develops a set of architectural drawings which the contractor will use to establish actual construction cost, obtain permits, and build the project. There are several ways to select a contractor. You may already have a contractor or IASD can make recommendations; this contractor can join the owner–architect team early in the design process. Alternatively, IASD can conduct a formal bidding process with multiple potential contractors, and we will assist you in evaluating of the bids prior to contractor selection. This phase concludes when a permit is obtained, and a contractor is hired.

This is when your project is built. During construction, IASD makes regular site visits to ensure the built structure matches design intent. We review all contractor requests for payment and any change order requests, and we keep you informed of construction progress. At completion, IASD conducts a final project closeout with punch list, and we do a detailed review of the contractor’s final pay request.