The Pricing Drawings also serve to initiate the services of a Structural Engineer to assist in making structural analysis that are not readily defined within the Building Code. Such item can include determination of point loads, design of long-span beams, wind load calculations and corner bracing details, foundation design and design of structural slabs and retaining walls. On more elaborate designs, the RTDCP and the Client may decide to engage the Structural Engineer to provide a separate set of engineered drawings including detailed framing plans.
4.0 Permit Drawings
Permit Drawings are prepared once the Client has received suitable confirmation from the Builder(s) that the project is within the budget. Revisions based on feedback from the Builder regarding cost, construction methodology/materials or alternate design suggestions are incorporated prior to finalizing the drawing set. Additional refinements to the Permit Drawings include complete dimensioning, more comprehensive noting, additional cross-sections and resolving/detailing structural issues with the Structural Engineer.
Multiple copies of the completed Permit Drawings are "stamped" by the Structural Engineer; and the drawings are issued to the Client and/or Builder for building permit application, submission to subcontractors, and ultimately to begin the construction process.
Depending on the nature of the project and its participants, RTDCP may provide more enhanced drawings to assist in additional documentation of the Client's objectives during construction.
5.0 Optional Shop Drawings
Depending on the scope of the project, RTDCP will provide design assistance, drawings, and details that are not "essential" for building permit retrieval. Such services will further document and define special details and features to be included in the building. These design/drawing can be either be provided the Pricing Stage for more accurate pricing, can be generated while processing the permit application, or can be provided on an as-needed basis following the start of construction:
Interior elevations; Finish detailing and specifications; Cabinetry design and detailing
Lighting and electrical layout drawings; Deck, patio or landscape design drawings
Additional features such as detached garages, gazebos and swimming pools
6.0 Construction
Normally, once the building permit has been received, the Working Drawings is passed on to the Building Contractor to commence construction. RTDCP may undertake side agreement for a "Construction Administration" and may be engaged to participate in construction progress meetings with the Builder and/or Client to assist in resolving issues as they occur. Additional detailing for special interior features, lighting design or field changes is sometimes requested after the start of construction; one special needs have been clearly identified. Our company objective is to maintain a strong reputation for "listening" to and communicating well with our clients; providing appropriate, creative design solutions that recognize the clients' objectives; and preparing dependable working permit/construction drawings; all while maintaining competetive fees for our work.
7.0 Nominal Service Fee Structure
Normally, service fee or professional fee is a percentage (based on the project construction cost) depending on the complexity of the work to be done. The release schedules of payment are as follows:
Upon acceptance of the proposal, an initial payment oif about 30% of the total projected fee is requested to schedule and commence with the design process.
Upon submission of the Permit Drawings, the next 55% of the total projected fee is requested to schedule the application of the building permit, turn-over to the building contractor and start of the construction process.
Upon completion of the construction work, the balance of the total service fee based on the total project construction cost is requested to complete the transaction.
