If you’re considering a home remodel, renovation, or addition, you probably have some idea of what you want. But you also probably feel a lot of uncertainty about where to start, what groundwork needs to be laid, and who needs to be involved.
The Needs and Options Report is designed to provide answers to those questions, and reduce risks before you begin.
Get some Clarity before you Commit
Most homeowners start out with a lot of questions: Who should I hire first? Will I need a survey, and if so, what kind? Is it even possible to transform your house into the one you imagine? Before you make expensive commitments you need answers to those questions, and more.
With the Needs and Options Report, you’ll get:
- The opportunity to discuss your vision with a licensed Architect
- Get the Architect’s professional opinion on the feasibility of your project
- What’s possible on your property according to applicable codes
- Potential design solutions for achieving your project goals
- A road map for moving your project forward—who needs to be involved and what their roles will be
By investing in some research and analysis up front, you can avoid expensive and unpleasant surprises later on in the process when they’ll be harder to recover from.
How does the Needs and Options Report Work?
The first step is a Zoom meeting or phone call. We’ll get to know each other, discuss what your goals for the project, and where you’re starting from.
The next step is to meet on the site for a walk through. You’ll share with me what your challenges are with the current conditions, and I’ll assess the house and the site to start developing an idea of how we might be able to transform them. I will also photograph and optionally measure the existing house.
Next, I’ll research the property’s records to determine which Zoning and Building codes apply, if the property is subject to any easements or special districts, and any limitations related to what we can build.
Finally, I’ll produce a written report of my findings and next steps, including a written outline of your needs for the project so that we have a clear idea of the proposed scope of work. For the Standard and Advanced plans I’ll include a range of estimated design and construction costs, concept design sketches, and for the Advanced plan a Schematic Design for your project.
This report will be your road map for your project, yours to keep and use if we continue to work together, or if you decide you want to go in another direction.
Meeting with Jeff was super helpful understanding the full process we will need to go through to add on to our home. We have spoken with a few different companies and appreciated how clear his process was in terms of steps, pricing, and ability to talk to different contractors rather than a full design and contracting firm.
Abby N., Wheat Ridge, CO
What’s in the Needs and Options Report?
I offer three tiers of service so that you can choose the level that works best for your project and your budget:
Basic
If you don’t know exactly what you have in mind just yet and are wondering what is possible with your property, this tier is for you.
Standard
Standard is best for home and property owners who have an idea of what they would like to build or change about their existing home and want to get an idea of how their goals could be accomplished and a general idea of the cost.
Advanced
The Advanced tier is set up for home and property owners who are ready to move beyond the concept phase and are ready to work towards a set of documents you can use to get preliminary estimates from builders.
| Basic | Standard | Advanced | |
|---|---|---|---|
| Introductory Call | x | x | x |
| Zone Lot Verification | x | x | x |
| Zoning Code Research | x | x | x |
| Building Code Research | x | x | x |
| Submittal Requirements Research | x | x | x |
| Project Feasibility Assessment | x | x | x |
| Project Goals Written Narrative | x | x | x |
| Site Visit | x | x | x |
| Concept Design Diagrams | x | x | |
| Initial Construction Cost Estimate | x | x | |
| Design Fee Estimate | x | x | |
| Measured Floor Plans of Existing Conditions | x | ||
| Preliminary Design Drawings | x | ||
| Preliminary Project Timeline | x |
Perform a Zone Lot Verification
A Zone Lot Verification letter from the city or county will confirm the Zoning Classification, any special overlays or districts, the full legal description of the Zone Lot, and any easements on the property which may not be able to be built upon. The information in this letter will help us establish the constraints of the property and identify any issues with the lot that need to be addressed.
Research Applicable Zoning Codes
Zoning Codes determine factors such as what can be built on the property, how big it can be, how close it can be to property lines, and where it can be located on the property. HOA requirements will also be researched if applicable. Understanding what the Zoning Code allows on the site will help us design a compliant structure and avoid the need to apply for a variance, which may or may not be granted.
Research Applicable Building Codes
Building Codes define how a structure can be constructed, including elements like insulation requirements, allowed building materials, and design criteria like snow loads and wind loads. Code requirements can affect window and door sizes and locations, construction methods, material selection, and construction cost so understanding them early helps prevent having to change the design later.
Research Requirements for Permit Submittal
Each municipality has its own list of required documents and instructions for formatting and submitting them depending on the type and size of the proposed construction. HOA requirements will also be researched if applicable. The submittal requirements will tell us what documents we need to gather and which additional design consultants (such as a Structural Engineer, Surveyor, or Energy Consultant) need to be involved in the process.
Document Your Project Goals
This covers tangible goals (number and use of new rooms, general size and location, etc.) and intangible goals (grand place to entertain, cozy bedroom retreat, connection the outdoors, etc.). These goals will serve as the road map for the design. Articulating the goals clearly and early will let us use them to validate the success of the design as we develop it. Depending on the package you select, this may include sketch diagrams or conceptual floor plans.
Create Concept Design Diagrams
These are the first steps in the design of your project. Concept Design diagrams help formulate an overall design strategy for what types of spaces go where (i.e. public vs. private, living vs. sleeping, open vs. closed) and how the work will relate to any existing spaces, and to the site. We’ll examine site conditions like views, solar exposure, adjacent roads or structures, and terrain to find the best opportunities for creating the space you’re dreaming of.
Preliminary Design Drawings
In the Advanced plan we build on the Concept Design Diagrams to turn them into preliminary floor plans and elevations showing how they might actually be built. We’ll explore sizes and arrangements of rooms, locations of windows, and options for materials and the exterior appearance. The resulting drawings will have enough detail for a contractor to provide a preliminary estimate of the cost of construction
Provide Assessment of Feasibility, Design Fee, and Construction Cost
Apply the information gathered in the previous steps to determine whether the project goals are achievable, and what I estimate the total fee will be to complete the design and produce documents for permit and construction. For the Advanced plan, I’ll also prepare a preliminary estimate of cost-per-square foot for construction. It’s never too early to be thinking about cost, and this will serve as the first checkpoint to make sure the project goals are aligned with your budget.
What does a Needs and Options Report Cost?
Pricing for the three plans is as follows:
It’s an Investment and Insurance
With your completed Needs and Options Report, you’ll be able to move forward with your project confident that you understand what you want to build and what your next steps are. The investment you made in research and planning will pay off in the form of a smoother design and construction process with fewer surprises, which in turn will result in a finished project that you’ll love to call home.