Phase I - Program & Scope

The key ingredient to any successful design/ development project is a clear understanding of the opportunity/ problem defined at the outset.  This understanding is achieved through informal interaction and iterative collaboration between designer and client.  Through this interaction a program is established, initial concepts are tested, leading to a schematic package in the form of renderings and floor plans.  These documents can be used to establish/ verify a projects budget.

Projected cost- 35% of design fee

Phase II - Plans & Specs

Once a design direction has been established and a budget defined, the next critical phase is documenting the project in a manner appropriate for a builder to construct without question.  These take the form of construction documents which will also be used for obtaining permits.  During this phase any required consultants (structural, civil, interiors, etc) will be brought on board to help develop the final documents.  A critical aspect of this time is constantly verifying the project’s budget with the more clearly defined design.  This checking helps avoid sticker shock and lost time due to the redesign required to meet budget expectations.

Projected cost- 50% of design fee

Phase III - Construction Administration

The final task is making sure the project is built per the drawings and specifications.  This oversight involves monthly job site visits as well as providing answers/ clarifications to the contractor on an as needed basis.  If a contractor has not been selected prior to finishing the drawings, DNK is available to assist in comparing builder options.

Projected cost- 15% of design fee