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DESIGN CONSULTATION: This is a one-time design meeting in which we can discuss and advise on any design issues that you may have. This consultation can help with conceptual planning, preliminary budgeting and feasibility, or even a simple “curb appeal” assessment.


Rate:  $350 per meeting




CODE RESEARCH: You cannot design without a good understanding of the legal constraints. In this phase I will review, present and offer advice on major Building and Zoning Code issues as they pertain to your project. In most cases this will include a visit to your local Building Department to verify common constraints and inquire about any specific local requirements.


AS-BUILT DRAWINGS: In this phase I will measure your house and draft site and floor plans accurately reflecting the existing “As-Built” conditions. This is necessary to provide an accurate base drawing for our design work and to help us identify important structural conditions. These drawings include all walls, doors, windows, stairs, ceiling heights, changes in floor height, roof layout, accessory buildings, pools, driveways and paths and significant tree’s.


PRELIMINARY BUDGET ANALYSIS: In the Budgeting process I attempt to anticipate the final cost of your project using real cost data from recent similar projects. My method is to calculate project costs using a high/low range square footage cost basis for both new construction and remodel floor areas. After that I add in a high/low range for the finish costs for each individual room. I finish it off with an estimate of all pre-construction and post-construction costs that you are likely to face. The final budget presents you with potential high, low and median costs for your project as designed.


SCHEMATIC DESIGN: In this phase I will work with you as a design lead, coach and guide. This process starts with a Preliminary Design (Scheme A) Floorplan which I will prepare for you based on conversations had during our initial Design Consultation. After that our Design Process continues as a series of Design workshops where we work together in a process of discussing and sketching all of the various possibilities. After each workshop I will prepare a drawing showing the results of the meeting and providing the canvas for our next design workshop. This process culminates when we have arrived at a design solution that meets your approval. Although each project and client is different most projects arrive at a final design in three or four meetings.


DIGITAL MODEL: A digital model is great way to help you visualize the Schematic Design. This involves the preparation of a digital three dimensional model and presentation of two-dimensional images or "shots" of that model during a Schematic Design meeting.


PRELIMINARY BID REVIEW: After the completion of the Schematic Design process we are often left with the big much will this cost? While it is not possible to know the exact cost until we have specified all of the finishes and structural details this is great time to start meeting contractors and requesting a rough estimate of how much your project might cost. This allows the project to move forward into the Construction Drawing phase with confidence or sends us back to the drawing board to "value engineer" the project so that it is in-line with your budget. This process typically involves meeting with two or three potential Contractors and "walking" them through the project and answering any questions that they may have.


DESIGN / HISTORIC / H.O.A. REVIEW SUBMITTAL: Many cities and neighborhoods require specific design review approvals prior to applying for a Building Permit. These reviews are all a bit different but often have similar submittal requirements. These typically involve a Site Plan, Floor Plans, Exterior Elevations, Window/Door schedules and details, Finish schedules, & basic Landscape plans. These reviews often involve a Pubic meeting which we attend together to present and "sell" the project to your neighbors.



CONTRUCTION DRAWINGS: In this phase I transform our Schematic Design drawings into highly detailed and technical drawings. These drawings serve two critical functions. First they are used to help us demonstrate compliance with the Building Codes and later they can be used as an contract addendum with your General Contractor. A typical set of Construction Drawings include: a site plan, floor plans, a roof plan, lighting & electrical plans, exterior elevations, building cross sections, product schedules, selected design details and a LOT of notes. Typical Construction Drawings also incorporate drawings provided to us by any other required consultants (Surveyor, Structural Engineer, Energy Consultant, Civil Engineer, Soils Engineer, Pool Engineer…etc.). Although we coordinate and collaborate with these consultants they are to under direct hire and contract with you.


PERMITTING: This phase involves submitting the Construction Drawings and all related documents to your local Building Department for Plan Check. After an initial review the Plan Checker will return the plans to me requesting corrections and additions to the plans. This process may repeat itself several times before the Plan Checker is satisfied with the projects code compliance and approves the plans. Once the plans are approved either you or your contractor may “pull the permit” and start construction.


BID AQUISITION: In this phase I work with you to prepare a list of potential General Contractors that we would like to bid the project. Although I do have an extensive list of qualified contractors I welcome any referrals you may have and enjoy working with new contractors. Once we have a list of bidders (typically 3 or 4) I/we will meet with each potential bidder and present our project, answer any questions they may have and interview them so that you get a good feel for what they might be like to work with. Once the bids are submitted, I will review the bids with you and make any adjustments necessary to allow a direct comparison and give you my opinion on who would be the best man for the job. However, you have the final say.


CONSTUCTION OBSERVATION: The Construction process is complicated and a successful project requires everyone's constant attention. During construction I visit the job site often to check on progress and compliance with the plans as well as answer any questions that the General Contractor may have. At some point every project encounters unanticipated conditions, contractor questions, or “on the fly” changes to the plans that require my involvement. Sometimes these issues are quickly resolved by phone or email but sometimes I have to stop what I am doing and get in the car to resolve immediate on-site issues. I always try to respond to these situations as quickly as possible to keep your project on schedule but sometimes it may take a day or two to respond. Given that every project and every General Contractor is different it is almost impossible to anticipate how much of my time will be needed, therefore I charge a flat monthly fee during the course of Construction to cover my time for revisions, clarifications, disputes...etc. This fee is required for all projects.


CABINET SHOP DRAWINGS: Shop drawings are large scale (blown-up) drawings. In order to construct your cabinetry Shop Drawings are necessary.  Some cabinet makers insist on drafting their own shop drawings and include the cost for the drawing in the cost of the cabinets, some offer it as an additional service and some don’t provide shop drawings at all. If requested by your contractor or his cabinet maker and approved by you I will draft the shop drawings for your project. Typical cabinet shop drawings are 1” scale drawings including a highly dimensioned box plan, counter plan, wall cabinet plan, typical cabinet cross sections and specific cabinet cross sections for unusual conditions. Note that cabinet shop drawings cannot be drafted until the space is framed, measured and the appliances are ordered.

Services & Rates

McINToSH DESiGN LLC / 6321 CHURCH STREET / LOS ANGELES / CALIFORNIA / 90042 / (323) 363-4081 office

© 2014 by McIntosh Design LLC

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