RENOVATIONS & ADDITIONS

 

realmDESIGN accepts commissions for renovations and additions.  They offer a complete architectural package of drawings and specifications for construction arrived at after a series of structured consultations that unfold in the course of a well defined design process.  Their work synthesizes the needs of clients with the designers’ vision in the context of the existing home meeting its potential.  Fees are based on a percentage of the project cost and are agreed upon at the preliminary stage.

 

DESIGN PROCESS:  PRELIMINARY - DEVELOPMENT - PRODUCTION

 

PRELIMINARY The design partners meet with clients in their home to acquire definition of their needs and aspirations.  Subsequently, the home is carefully documented: measurements, photographs, observations, notations of all existing.  ‘As is’ plans, elevations and sections are prepared to scale as a launching point for the preliminary process.  A conceptual presentation is prepared and presented.  It envisions the revised home in the form of scaled drawings (plans and 3-dimensionals, exterior elevations and context drawings if addition) and materials palette.

 

DEVELOPMENT Design partners consult with clients in a series of scheduled meetings to refine the design.  (timeline specific to each project)   All aspects of architectural design are considered: 

 

FLOOR PLANS

INTERIOR  ELEVATIONS and STYLE development: surface materials (flooring, wall treatments and applications, colour)

EXTERIOR ELEVATIONS additions

SECTIONS additions

KITCHEN development: cabinet plan, cabinet elevations, sink and appliance location, finish of cabinets, counter surface, wall surfaces.

BATHROOM(s) development: plans, fixtures, cabinets, storage, tile and glass.

STORAGE requirements: general storage needs assessment, specific application: closet definition;

LIGHTING: placement, type of fixture, style

DETAILS

 

PRODUCTION documentation of architectural drawings and specifications

 

ARCHITECTURAL DRAWING PACKAGE for Building Permit and Construction

            Site Plan (scale 1/8”=1’-0”)

            Roof Plan (scale 1/8”=1’-0”)

            Floor Plans (scale ¼”=1’-0”)

            Foundation Plan (scale ¼”=1’-0”)

            Exterior Elevations (scale ¼’=1’-0”)

            Building Sections (as required) (scale 3/8”=1’-0”)

            Details: as required

            Kitchen Design (cabinets) and Detail (scale 1/2”=1’-0”)

                        plan, all cabinet elevations, cabinet sections, details

            Bathroom(s) Design (scale 1/2”=1’-0”)

                        plan(s), all cabinet elevations, details            

            Closet Design (scale 1/2”=1’-0”)

                        plan, elevations of all cabinet, shelf, and clothes hanging installation.

            Door Schedule (dimensions)

            Lighting Plan (scale ¼”=1’-0”)

                        represents exact lighting placement

 

SPECIFICATIONS SHEET materials, fixtures, and hardware: quantity, value, source                          

            Flooring products: tile, hardwood and other

            Kitchen cabinet finishes (doors, interiors)

            Kitchen cabinet hardware (handles, pulls)

            Kitchen plumbing fixtures (sink, faucet)

            Countertop

            Backsplash

            Bathroom tile (shower wall, shower floors, wall, floor)

            Bathroom plumbing fixtures (sinks, faucets, shower, tub, toilets)

            Doors (include garage, interior and exterior): style, material, colour

            Door hardware

            Lighting fixtures (ceiling mounts, pot lights, sconces, under cabinet, pendants, exterior)

            Paint: colour, finish, location, product

            Furniture (where applicable)

            Window treatments (where applicable)

            Exterior siding and trim

 

FEES are based on a percentage of the projected cost of construction.  The percentage is based on a variety of factors including scale and complexity as well as level of detail and refinement required.  Fees are agreed upon at the Preliminary Design stage.

 

realmDESIGN associates with qualified contractors.  Contractors are invited to bid on the architectural package.  The client is part of that process.