Our Process

Consultation

We begin every project with an in-person meeting at the project location. We listen to our client(s) ideas, priorities, and goals for their project. We see the project opportunities for ourselves, and get a sense of the scope, development requirements, function and operations, realistic schedule, desired design aesthetic (if any,) general property information, and any known design constraints. Once we have the project foundation information, we then prepare a proposal for our scope work based on the project objectives.

Design

Design is the core of any construction project. We imagine the possibilities, test the project constraints, and provide solutions to meet our client’s functional, aesthetic, and financial objectives.

1.) Feasibility

First, we document existing conditions; by taking in-field measurements in-person, taking various photographs, and reviewing the certified property survey (provided by the owner.) This information is complied with any additional existing owner-supplied drawing content, and publicly available zoning/utility data.

2.) Schematic Design

We apply the established scope outlined in the agreed upon proposal, existing conditions, and program requirements to spatial design concepts. We typically provide a minimum of (2) design options for our client(s) to evaluate. Then, we review the options with our client(s) during in-person working sessions. Each design option will provide different merits which client(s) will consider against their project goals. Working with client feedback, we will develop the best qualities from each option into a single design direction. Once we receive full client approval, we move on to the documentation phase.

Documentation

3.) Design Development

During this phase, we define the approved architectural design from the first phase of design. The goal of this phase is to detail and describe the project as much as possible, and shifts the project effort to implementation. We engage specialty consultants based on the project scope, including Civil, Structure, Mechanical, Electrical, Plumbing, Fire Protection, Lighting, Sustainability, and Landscape Design. We provide fully coordinated architectural elevations, reflected ceiling plans, materials, fixtures, and hardware options, and make system suggestions (if applicable to the project scope.) Additional design issues may still emerge, but these issues are often minor and should not affect major architectural elements.

4.) Construction Documents

Once the final design is approved by the owner, the Design Development phase concludes and we then begin developing Construction Documents. We are responsible for integrating and coordinating information provided the specialty constants into the architectural Construction Documents. The Construction Documents are then used during the Bidding process for General Contractors to provide an overall cost for the project, and subsequently secure construction permits from respective governing authorities. Clear, coordinated Construction Documents communicate, in detail, to the client, the selected contractor, subcontractors, and vendors (if any) the full design intent of the project, through drawings, specifications, contractor requirements, and supplementary conditions. At MNM Architecture, we pride ourselves on providing thorough and detailed project information in our Construction Documents. We aim to reduce any surprises for you, specifically those with major cost implications, during the Construction phase.

Bidding / Pricing

To the extent possible (or desired by the client per our proposal agreement,) we remain involved in the project until construction completion. We operate as the owner’s agent during the pricing process and in the field during construction. In our experience this allows for the best possible project outcome.

Upon completion of the Construction Documents and owner approval, we create a full bid package to submit to General Contractors for competitive bidding. We will schedule site visits which each of the contractors and walk them through the approved design intent conveyed by the Construction Documents. We understand that Contractor selection is ultimately up to the owner’s preference. However, we offer support and professional recommendations to our clients, for each Contractor bid/price provided. We want to ensure our clients are comfortable before moving into the construction phase. We then prepare the signed & stamped Construction Documents for the selected Contractor to submit application(s) for required permit(s) from governing authorities.

Construction Administration

The selected Contractor will prepare the construction schedule and confirm time periods for all subcontractor installations, as noted in the owner-contractor proposal. As outlined in the owner-architect proposal, we will observe the construction process at regular intervals (typically weekly or bi-weekly,) meeting the contractor and owner on site, preparing field reports for each site visit, reviewing material submittals, and providing solutions for any unforeseen issues as they arise. As the owner’s agent, we are the ultimate voice in conveying the design intent of the Construction Documents to the Contractor. We answer any contractor requests for information, assist the owner with orchestrating any required changes, review all material and shop drawings submittals provided by the subcontractors, and offer our professional advice to ensure the best possible project outcome.

If, for any reason, there is a discrepancy or uncovered issue, we are there to preserve the design intent and initial owner goals as the project becomes realized and construction is completed.

Project Completion

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