Dos Osos Timber Works, Inc. Design and Permit Processing

DESIGN / PLANNING SERVICES
THE CHOICES:
The plans or working drawings that have been decided on by the designer and the clients set a multitude of items in motion that effect the projects eventual completion, and therefore costs.

We have at Dos Osos Timberworks developed a three tier system for our Design /Planning Services to better match projects with their appropriate level of detail at submission for their permits. Expenditures can be quoted for the various levels after an initial interview.

LEVEL 1:
APPROPRIATE FOR:
Residences / small additions where the various required documents are solely for the purpose to produce a building permit.

In the Industry plans such as these are known as “Contractors Sets”.

These are the most commonly produced drawings and documents.

Left out of “Contractor Sets” of plans, usually are specifications for finish materials which for permit purposes are not required.

PROS AND CONS:
Because of the elimination of non-required detail, generally this product will be the least expensive option for a building permit.
If the contractor for the project has been chosen, this gives clients maximum flexibility, (also responsibility) in final production of the project. (aka, “I really haven’t decided on what color the stucco should be”)

The largest drawback with “Contractor Sets” of prints that have been issued permits is when they go out to “Bid”.

The lack of finish detail can lead to wide differences on initial “competitive” bids. Lack of consistent information is the major issue in all projects which experience difficulties and cost increases during construction.

LEVEL 11:
APPROPRIATE FOR:
Residences / Extensive Additions where the level of details and documents, beyond the minimums necessary for the building permits, equal or exceed the impact (cost wise) for the production of the project.

Final production documents in this category should include: Interior Elevations, Door and Window Schedules, and all Finish Schedules.

Projects that the designer and clients can decide on the initial direction of all finish choices prior to submittal for the building permits so they will be included in an “approved set” of drawings.

PROS AND CONS:
This level of plans is probably the best “bang for the buck” .as it requires finish detail to be included.

Contractors prefer at least this level of detail on approved plans because is comes as close to being to a “level playing field” as possible. ( An accurate bid should be detailed, not pulled out of a “hat”, or quoted with a “ballpark” square foot price)

If there is a “con” to this level of plans, besides the increase in price, it’s that the clients must work closely with their designer and make initial choices on all finish materials prior to submittal for their permits. If the project is going “out to bid” the clients are required to make choices. (this can be a very trying process for some)

Plans detailed at this level require more work to estimate. Clients should expect to pay an “estimate fee”, (sometimes rebated) to qualified Contractors for their hours analyzing putting together an accurate proposal.
It can take up to several weeks to collate a well developed proposal.

LEVEL 111:
APPROPRIATE FOR:
Large Residences (above 5,000 sq. ft.) / Extensive Renovations, and multi-phased projects.

The design and permit phase of these projects are done on a cost-plus basis. Interior Design professionals and Landscape Design professionals are required parts of design process for this level of planning documents.

These projects turn out best when worked on by a “team” of creative professionals.

The final documents should attempt to include, “everything under the sun”.

PROS AND CONS:
If the initial preliminary design phase goes well the cost of the plans can be minimized, while still delivering extensively detailed documents.

Requiring that a “team” be chosen is the best method to assure a truly fine “high-end” project.

The clients have to search out or interview additional recommended design professionals very soon in the planning process.

The clients must believe that the design professionals chosen for the “team” have the creative ability to produce the product they would be pleased with.

These plans being fairly extensive, (and projected cost amounts) usually limits the number of “Qualified Contractors” to those with the ability to manage large and detailed construction projects. Most Contractors in this arena have processes that work well for them and may not be identical to their competitors. (unlike levels 1 and 11). It is not uncommon to see “sliding scale” overhead and profit percentages on large projects. Generally ,clients should choose whom they feel they can best work with to produce the project. With large expenditures of this nature final costs of similar projects rarely vary more than a few percentage points.

William Lewis Hurley