It depends on the scope & complexity of your project and how quickly you can make a decision. Not an easy answer. Let’s start with the design timeline:
For a typical project with a balance of standard and custom design, you can plan on the following time frame
Schematic design 8-12 weeks
This depends a lot on how quickly you’re able to make a design decision. We usually design several options that address your needs in different ways. Your feedback helps inform the next version of the design. Sometimes we’ll show some creative and unusual options to get the discussion going and help refine the designs so in the end you get exactly what you want.
At the end of this design stage, you’ll have the size and location of your spaces laid out, the flow from one space to another, and the 3D vision of the project.
Design development 10-12 weeks
Design development is when we add in all the building systems.
1. Structural Engineering (how to keep the building up). This can take some time, depending on how complex the design is so we like to involve our engineering team as early as we can.
2. Energy Calculations. This will tell us what the required performance of your windows and glass must be, how much insulation we’ll need, the size and efficiency of your heating and cooling system, to help keep your home sustainable for the long term
3. Mechanical strategy (how to heat, cool, and exhaust to keep your house cozy and comfortable.)
3. Plumbing fixture location (Exactly where does the sink go? Do we want a shower or a tub?)
4. Electrical layout, which includes lighting, smoke and carbon monoxide detectors, switches, which switches turn on which lights, outlet locations, TV locations, you’re getting the idea…
5. Fire sprinkler layout (if applicable). We always use one of our trusted consultants for this.
6. Interior Design (If you have a designer) starts during design development.
At the end of Design Development, we have a permit set and we submit to the city or county.
Permitting 12+ weeks
Yep, and this timeline is out of the Architect’s control. We always submit your plans for permit, or join you when you do. Then the only thing we do after we submit is wait for their comments and feedback. They’ll send their comments, we’ll enter them in our system, amend the drawings, send the revised drawings to you, and then we’ll resubmit. Each time the resubmission takes between 1 week and 4 weeks, depending on how many comments are received and how many engineers are involved. Some jurisdictions and projects go through quite quickly (4 weeks is quickly) and others take longer (Sometimes 10-12 months, depending on complexity).
But not to worry! While your project is in permitting, we’ll be hard at work on your Construction Documents.
Construction Documents 10-12 weeks
Construction documents are the drawings that show the contractor how to build the project: i.e. custom details, specifications (exactly which window system?, how does the door threshold work?), schedules. This takes the longest out of the 3 phases of design and we rely heavily with our interior designers and drafters during this portion.
At the end of Construction Documents, you’ll have your “Bid Set.” This set is important, because it is what the contractor is legally bound to build.
Bidding (pricing from contractors) 4-6 weeks
Bidding is when we send the Construction Documents to different contractors to get a price so why does it take them so long to give you a price? On HGTV they’re throwing out numbers on day one!
Because to properly bid your project, they will need to send the drawings to various sub contractors (the framer, concrete contractor, roofing company, window installer, etc. etc.) to get them to read and understand the drawings, and then prepare a bid and review it with you. This is time consuming on the contractor's part.
At the end of bidding, you’ll select your contractor, sign their contract, and construction will start!
Start of Construction
A lot of clients ask how long construction will take. This is entirely up to the contractor.
Construction is often the longest and most trying time of a project, so it’s important that the Architect is there to be your advocate. We know the design better than anyone, and the contractor is bound to build whatever is in the Construction Documents. .