Starting a Project

Whether your project is large or small, complex or simple, there are a few tasks you will need to complete in order to get the ball rolling. We have outlined here the standard process we suggest for our clients, keeping in mind that every project is different and yours may have some additional requirements.

First steps:

1. Put together your “Project Scope”

2. Define your budget

3. Define your timeline

4. Procure all floor plans, documents, and drawings of the existing structures

5. Determine if you will need a Site Survey

6. Interview Architects

Taking a look at these items in depth:

1. Project Scope

   The “project scope” is a description of all the work you would like to occur. For example, renovating a kitchen could say something like:

   “Remodel a kitchen: demolish the existing 150 sf kitchen and construct a new mid-century modern kitchen in its place. We would like to explore expanding the kitchen and adding more light with windows. Replace all light fixtures and add more outlets. Replace all appliances and equipment. We would like to the kitchen sink to move to the east wall”

   Take your time preparing this document! Notice how details such as the lighting and kitchen sink location are included. You will be sharing this document when requesting interviews with architects and is important to be as thorough as possible. Starting a project off with an accurate and detailed project scope will help set expectations from the get-go and design priorities will be established. If you are unsure about the design, that is no problem, just be sure to convey that within the document.

2. Define the Budget

   See our previous blog post on budgeting for your project. The idea here is to give the architect a sense of the scale of the project and whether your scope of work is feasible. We will typically let you know during the interview if we believe your budget cannot accomplish the proposed work. Be upfront with your number so your architect can give you a realistic perspective. Add this number to your Scope of Work document.

3. Define the Timeline

   If you are in a hurry, be sure to say so in your project scope. With the construction market in a bit of a craze over the past couple years, contractors can be booked far into the future but schedule openings are fairly frequent. Let us know at the start of the project if you are in a hurry to have your project completed and we will do our best to coordinate with a contractor to secure a place in their schedule. Add this timeline to your Scope of Work document.

4. Procuring Plans & Documents

   Even if you plan to demolish all the structures on your site, it is still necessary to have drawings of the structure locations and the elements within. You never know, we might find something worth keeping on the site that could save your construction costs or be a fitting design element! Typically Owners will find hard copies of the plans rolled up in their basement, but you can also request drawings from the city’s MicroFilm library (email sci_microfilm@seattle.gov with the site address to request any recorded drawings).

5. Determine if you need a Survey

   There are a variety of projects that will require a site survey for building permitting. Below is an abbreviated list:

   • New construction of a primary structure (if you are building a new house from scratch)

   • Exterior construction on an Environmentally Critical Area (ECA). You can find out if your site is flagged in an ECA by visiting the King County Parcel Research and searching the site address. Examples of ECA zones are flood plain areas, steep slopes, and wetlands.

   • Exterior construction in the Shoreline District. Basically, if you are building within 200 feet of water, your project may be in a Shoreline district and may require a survey.

6. Interview Architects

   Yes, we said architect(S) - plural! We recommend you interview around town and go with who you feel most comfortable with. Because most firms are fairly equal in their fees, we do not recommend you base your decision off of cost. A few considerations would be:

   • personality - these projects can take a couple years and you will have weekly, if not daily, communication with them throughout the process

   • design

   • contractor selection - does the architect have preferred contractors to select from? If not, are you required to find your own contractor?

   • availability - be sure to ask what to expect in terms of THEIR timeline. How quickly will the design process go?

   • construction administration - will they be around during construction when questions arise? Will they be reviewing contractor’s invoices and shop drawings? There are many nuances to construction and it can be helpful, especially for a first-time Owner, to have an architect still on the project team.