BUILDING & ENGINEERING
In your first meeting with AWC, your design ideas and budget considerations will be discussed. We will examine all your thoughts related to the design of your house and your anticipation. We will share with you examples of projects we’ve already completed.
A site visit will be made to your property preferably with you, and we will conduct an analysis. Site conditions will be taken into consideration and we will provide you with a report.
The construction contract basically tells you what we will build in what timeframe and it is finalized once the architect is done with the plans.
In the pre-construction phase, we handle the mechanical and permitting requirements to be able to start working in the lot.
It is essential to meet the deadlines to avoid delays in the construction timeline. We will provide you a list of qualified vendors and we can offer procurement services to ease your burden.
This is the stage where design turns into reality. We encourage our clients to follow the construction process. Although we take major steps to clarify everything in written plans and documents, communication is smoother if we keep in close contact throughout the construction.
AWC provides you complete building & engineering services starting from the moment our client comes to us with an idea in their mind to the time we deliver the keys to them for moving in. Even after that we offer walkthrough inspections to confirm with our client that the quality standards have reached their expectations. Our commitment is professionalism and open communication.We are devoted to advancing the practice of engineering and consulting by using leading edge technology. We aim for a mutual understanding between clients and professionals that will lead to improve the practice of engineering business and procedures.
We are aware, of the importance and value in providing close attention to each project individually, and the constraints of time and budget. Our goal is to bring an in-house combination of skills and services necessary for today’s complex projects.
With careful value analysis, our projects meet budgetary goals without sacrificing quality or function. Our team strives to find alternative products of equal function at a lower cost point. We are always looking for ways to increase value to a project at no additional cost. Our goal is simple: add items that will improve and enhance the project, both economically and functionally.
Our building & engineering services include, but not limited to, the following:
- Establish standard operating procedures for coordination between the owner, architect, contractor and the subcontractors.
- Maintain competent full-time field staff to provide field supervision and management.
- Provide general direction for the work in progress of the subcontractors on the project.
- Form the project schedule by outlining start and finish dates, float time, procurement and construction activities, and major milestones for each potential subcontractor.
- Develop detailed operating schedules with each subcontractor for their portion of the work and monitor, update, and report on this schedule during the construction period.
- Review safety programs as developed by each ofthe subcontractors. Make recommendations and require each subcontractor to comply safety rules.
- Keep jobsite records on a current basis, including shop drawings, samples, purchases, materials, equipment, applicable handbooks, federal, commercial and technical standards, specifications, and any other documents which are related to the specific construction work.
- Maintain an accurate, up-to-date construction cost accounting system as recent costs arise from contracts, purchased items, and make arrangeswhen actual cost incurs.
- Make estimations on the cost of all change orders and other changes and process them in relation with the work of the individual subcontractors.
- Establish close communication with the architect to obtain his/her interpretation if necessary and providethe same to the owner and/or the appropriate subcontractor.
BUILDING & ENGINEERING PROCESS
In your first meeting with AWC, your design ideas and budget considerations will be discussed. We will examine all your thoughts related to the design of your house and your anticipation.
Step 1. The Initial Consultation
We will share with you examples of projects we’ve already completed and listen to your ideas about what materials and features you want to include. You can show us photos you’ve found to help us understand your preferences as we create an aesthetic approach together. We can also share photos and designs from our library. Getting to know more about your lifestyle and the atmosphere you want to establish will make it easier for us to choose the appropriate design.
Service fees and what they include will also be considered at this time and shortly after the meeting, we can provide you with a general estimate of how much your new home will cost.
It might be necessary to look at the lot size and conditions such as terrain restrictions. That will allow us to envision views and site lines. You could also provide us with your lot information, including subdivision deed restrictions and a survey of your lot or a plat of the subdivision for reference.
Step 2. Site AnalysisOur architect will make a site visit to your property preferably with you, and conduct an analysis. He/she will ask you about restrictions and assets of your property. You will be provided a written report. This phase is not only beneficial to clients that already have a property in hand but also to clients that are in the process of purchasing; we can talk over various factors such as sun orientation, wind direction, street face,tree shadowing, outside living and how these factors can have a big impact on the quality of living.
Step 3. Construction ContractThe construction contract is the legal document which basically tells what we will build in what timeframe. We finalize the contract once the architect is done with the plans. The contract includes the contract itself and all exhibits and data, the architectural drawings, and specifications. These documents outline the three major aspects of our contract:
- The pricing basis (fixed or cost-plus)
- A precise description of what we will build
- Detailed explanation of the features and materials that will be included in the project
Usually our clients come to us with a lot already purchased and our job is to build on that lot. We also have lots available and if you prefer to purchase one of our lots, there will be a separate contract. With this method, our clients take out the interim construction loan in their name and generally deduct the interest from their income taxes.
Step 4. Pre-ConstructionIn the pre-construction phase we handle the mechanical and permitting requirements. This process has to be completed before we can start working in the lot. Most of the required permit applications can be done simultaneously.
- Building permit
- Mechanical permit
- Landscape permit
- Special report
- Biological report
- Structural report
- Soil report
- Closing on lot and/or interim financing (Optional): This phase takes two to four weeks if you are pre-qualified. We can recommend you preferred lenders on your request for construction financing.
- Architectural committee approval (Optional): When the architect completes the plans, we will submit copies of them to the architectural control committee. If ACC requests any adjustments, we will change them promptly and make a resubmittal.
- Septic permit (Optional): Approval time depends on the municipality and the complexity of your septic system.
Step 5. SchedulingAnother crucial pointbefore the construction process is establishing the scheduling deadlines. It is essential to meet the deadlines to avoid delays in the construction timeline. Even though some of these deadlines may seem early, keep in mind that many products must be priced, custom-made, ordered and shipped from distant locations. Time to receive them could take weeks or maybe months. We have established four stages of selection deadlines:
- Pre-construction: for most exterior masonry, entryway and roofing materials and colors. Some flooring options and plumbing fixtures need to be selected as well. (Due 30 days after signing a construction contract)
- Framing: appliances, lighting, hardwood floors, architectural stone, sheetrock, cabinets, electronic systems and water features. (Due 30 days after foundation is poured)
- Insulation: slab countertops, all manner of tile, garage doors and railings – interior and exterior. (Due at insulation installation and prior to sheetrock being hung.)
- Sheetrock: carpet, shower area metal, glass and mirrors, interior colors, door and cabinet hardware, rain gutters, landscaping. (Due on completion of sheetrock texture and before cabinets are installed)
We will provide you with a list of approved vendors for you to save time. The deadline schedule should allow you enough time to make a careful selection. We recommend you to make an appointment with the vendor so they can specially focus on your project. Please note that we strictly demand our subcontractors to match certain qualifications and certifications. Therefore we can’t be certain that unlisted suppliers meet those standards. If the vendors on our list cannot offer the products or services you need, we will find a source from our network of specialty providers.
Step 6. ConstructionWe encourage our clients to follow the construction process. Although we take major steps to clarify everything in written plans and documents, communication is smoother if we keep in close contact throughout the construction. You are welcome to visit the construction site any time, but making appointments is preferable for safety reasons.
Challenges might arise during the construction. Custom homes are unique and most of the time created from floorplans that are being built for the first time. There exists thousands of moving parts in building a custom home. When we face any inevitable challenge, we will gladly work with you to come up with a solution that is fair for all parties. Our commitment is open communication as our satisfied customers will confirm. During the building process, we will be getting to know each other pretty well. We strive to establish long-term relationships with our clients, so they can consider us in the first place when they decide to build another custom home.
Stages of ConstructionComplexity of the project affects timing but the order of stages are usually the same.
1 - Lot clearance and site preparation
2 - Foundation
3 - Framing: Room sizes and floor plan is clear. Windows and exterior doors are installed.
4 - Rough-in Mechanicals: Plumbing top out, HVAC rough, electrical rough, low-voltage.
5 - Pre-drywall: Mechanical and framing inspections, exterior paint, roof installation, stucco, stone, insulation.
6 - Drywall
7 - Cabinets, trim and interior doors
8 - Tile
9 - Interior paint and stain
10 - Driveways
11 - Setouts: Plumbing, electrical fixtures installed. HVAC condensers, grilles, landscaping and plants installed.
12 - Flooring: Carpets and glue-down wood floors installed.
13 - Punch-out: When the process reaches this stage, the house is basically complete. There are some miscellaneous deficiencies taken care of such as paint touch up, drywall repair, door and cabinet adjustment and a thorough cleaning. Our goal is to finish all punch items before you move in.
14 - Final walk-through: This stage takes place prior to closing. We will schedule a final walk through to discuss any questions about your new home.
15 - Closing and move-in: Congratulations! Your project is complete and after all that hard work you are now ready to move-in.