This is an outline of the major milestones and key items you may encounter during the process of designing and constructing your project. The entire process from Site Selection to Final Completion is a sequence of closely related events and the right amount of preparation and expectation can help avoid costly changes or mistakes.

I. Site Selection Process

Key Players:
Owner:
The Owner’s role, with the assistance of others, is to find the perfect homesite to match their unique needs and program.

Architect:
The Architect’s role, early in the Selection Process, can be valuable in assisting the Owner in the selection of the appropriate homesite by helping the Owner visualize their program as it relates to the unique characteristics, such as trees, topography or view, of a particular homesite

SITE SELECTION: Variables to consider may include view, proximity to neighbors and amenities, trees, topography and views.

II. The Design Process

Key Players:
Owner:
The Owner’s role, with the assistance of others, is to develop a program and budget and provide other information that will establish the basis for the design process.

Architect:
The Architect’s role is to turn the Owner’s program and budget into a design that meets the established criteria of the Owner, the ARB, the governing codes and the Municipal Authorities. The Architect is the primary contact during the Design Process. Many neighborhood ARBs require that a licensed architect design and submit all documents for approval.

Contractor:
The Contractor’s role, early in the Design Process, can be valuable in assisting the Owner and the Architect with preliminary budgeting and pricing.

Structural Engineer:
The Structural Engineer’s role, as a consultant to the Architect, is to design the structure in compliance with the building codes.

Geotechnical Engineer:
The Geotechnical Engineer’s role is to conduct soil testing to determine the appropriate foundation structure for your based on the soil characteristics.

Surveyor:
The Surveyor’s role is to produce a tree and topography survey of your homesite, necessary for permitting.

Landscape Architect:
The Landscape Architect’s role is to develop an appropriate plan, mitigation. Due to the surrounding careful consideration and review is given by the ARB as well as the Municpal Authorities.

Architectural Review Board (if applicable):
The Architectural Review Board’s (a.k.a. The ARB) role is to protect the interests of the entire development by administering the guidelines established for the community. The ARB will review the documents as it relates to the Guidelines, all plans must pass Municipal review prior to final acceptance by the ARB.

Municipal Authority:
The local building authorities will review the Site Plan and Construction Documents to determine compliance with applicable codes, regulations and land use ordinances.

THE DESIGN PROCESS:

Permitting:
Permits for well, septic and docks, where applicable, should be secured as early in the process as possible.

Preliminary Design
Programming
The Owner and Architect develop a program that often involves bubble diagrams and general size and use requirements.

Site Analysis

Schematic Design
Plans and elevations are developed for preliminary review and approval by the Owner and the ARB (if applicable).

Site Visit
(See Construction Documents Below)

ARB Review (If applicable)
The ARB will review preliminary. Refer to the ARB Guidelines for requirements

Final Design

Construction Documents
The approved Schematic Design will be incorporated into Construction Documents consisting of drawings and specifications

Material/Finishes/Color Selections

Site Visit
If not completed during design phase, a stake out is required,

Final ARB Review (If applicable)

III. The Construction Process:

Key Players:
Owner:
The Owner’s role, aside from financial obligations, is to provide timely decisions to the Contractor and/or Architect regarding final finishes, fixtures and equipment selections. The Owner, or Owner’s representative should also plan to conduct periodic site visits at various milestones noted below.

Contractor:
The Contractor is the primary contact during construction, responsible for securing permits, job safety, scheduling and the completion of the home per the approved and permitted Construction Documents

Architect:
The Architect’s role during construction can be valuable in assisting or representing the Owner by periodically observing or reviewing the work of the Contractor in accordance with the Construction Documents (a.k.a. Construction Administration).

Municipal Authority:
The local building authorities (Beaufort County Building Codes) will conduct periodic inspections at various milestones to determine compliance with local codes and practices.

THE CONSTRUCTION PROCESS:

Bidding/Negotiation
The Owner may choose to have multiple Contractors bid the Construction Documents or they may choose to negotiate a bid with a selected Contractor.

Contractor Selection
The project is awarded to the selected Contractor either through competitive bidding or negotiation.

Value Engineering
Based on the final bids, the Owner may choose to revise the plans and/or material selections to budget. Keep in mind that to keep costs in check, any revisions should be done prior to beginning construction.

Permitting
The Contractor will secure all required building permits from the Municipal Authority and an ARB (if applicable).

Inspections
The local building authorities will conduct periodic inspections at various milestones to determine compliance

Site Visits/Observation
The Owner or Owner’s representative should plan to conduct periodic site visits at various milestones noted below to review work and make any final decisions or revisions.

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