Once we arrive on site and begin work, you’ll be amazed at how well Royce Construction & Design, Inc. coordinates the construction activities.  Scheduling, using interactive Gantt charts and task management software ensures a clear path to completion.  Our crews, subcontractors and materials all have to come together to make your plan a reality. Thorough supervision ensures the highest level of quality. With us on the job, you will be comfortable knowing things will be done right.  As things progress, we will keep you informed of what’s going to happen while giving you plenty of time to make decisions.  Together, we will routinely conduct walk-through inspections to ensure that all of your expectations are being met, and everything specified in the plans and construction contract are to your satisfaction. Any questions will be answered and any issues will be resolved. When we are finished, we hope to have exceeded your expectations and that you will enjoy your project for a long time to come.




1. INITIAL CONSULTATION
Your first meeting with Royce Construction & Design, Inc. will include a comprehensive conversation about your design ideas and budget considerations. We will provide input based on our construction & design experience. You’ll be shown examples of similar projects that we have built.  We will discuss features that you may desire to include in your project, size, rooms, materials, site orientation, and style among many other things. Factors like aesthetics, function, durability and value will be deliberated extensively.

In order for you to provide us with everything we’ll need, please have these items available:


(1) Your site information including APN
(2) A survey of your lot or a parcel map
(3) A budget range that you desire to invest into your project
(4) The time frame desired for starting construction
(5) Interior and exterior design ideas
(6) Photos of examples of what you like

Once these items are obtained, Royce Construction & Design, Inc. will have the essential information needed to evaluate the best way to move forward.


THE DESIGN/BUILD PROCESS


1. INITIAL CONSULTATION
2. DESIGN AGREEMENT
3. CONCEPTUAL DESIGN REVIEW/REVISION
4. CONSTRUCTION ESTIMATE & CONTRACT
5. CONSTRUCTION DOCUMENTS & PERMITTING
6. COURSE OF CONSTRUCTION




3. CONCEPTUAL DESIGN REVIEW/REVISION

When we meet next, we will have a set of preliminary conceptual plans ready to review. These drawings will include a floor plan, elevations and a site layout.  You’ll have the opportunity to make changes and revisions along with asking questions and considering options/alternatives for your design. As the design takes shape, we may have to meet several times to refine the plans. These meetings are crucial to complete the planning process. As we move forward, you will see your project evolve from basic exploratory drawings to nearly completed plans. Tools such as 3-dimensional modeling and rendering can be utilized to help you completely visualize the plans. This will allow you to see different views and angles which will assist with your final decision-making, and selections. To be sure the plans meet your needs and budget; together we will evaluate every aspect from things like construction materials to structural systems and spaces.



4. CONSTRUCTION ESTIMATE & CONTRACT

Once the conceptual design is refined, we will be able to develop a cost estimate. This estimate will comprise great detail; including a line item breakdown with descriptions, units, quantities, rates and costs.  Royce Construction & Design, Inc. provides this level of detail so that you know exactly where every penny of your budget will be allocated. You will be able to see costs for each line item separated by things like labor, materials, equipment and subcontractors. Each line item will comprise either a Fixed Price, Cost Plus or Allowance bid type.  The determination of which bid type indicated will be made based on your direction, the degree of detail within the plans and how much information you are able to specify for your selections of finish materials. Together, we will hone the estimate into a schedule of values that will be used as an attachment within the contract documents, along with the conceptual design.  At this point, we are ready to execute the agreement to permit and build your project in the form of a construction contract.  
 



2. DESIGN AGREEMENT

Following the initial consultation, we will prepare a Design Agreement that will precisely outline your project and the costs needed to complete the planning/design portion of it. Once agreed upon, we will proceed with the conceptual design work.







5. CONSTRUCION DOCUMENTS & PERMITTING

After the construction contract is signed, Royce Construction & Design, Inc. will initiate the process of composing construction documents. These will be used to both obtain the required permits and guide crews during the course of construction. Drafting of plan sheets will be completed to display data regarding any pertinent site, architectural, structural, mechanical, plumbing or electrical elements of your project.  Additional items such as energy calculations, structural engineering, soil exploration, site surveying, fire-sprinkler designs or truss engineering may be required and if so, will be generated in collaboration with our consultant partners. Once this stage is completed and permits are issued, we will be ready to begin construction.



6. COURSE OF CONSTRUCTION


With some variation from project to project, depending on scope, site conditions, weather, etc.; the following is a list of the basic order of construction:


(Some items may not be applicable)

Site Preparation
Grading & Excavation
Site Utilities
Drainage
Roads & Driveways
Concrete
Masonry
Metals
Wood & Composites
Plumbing
Electrical & Communication
Heating, Cooling & Ventilation
Roofing, Flashing & Waterproofing
Windows & Doors
Exterior Siding & Trim
Insulation
Interior Walls & Ceilings
Cabinetry & Shelving
Countertops
Interior Trim

Painting & Coating
Bath & Tub Surrounds
Flooring
Appliances & Equipment
Hardware
Landscaping
Site Cleanup