Table of Contents
An introduction to how your project moves from early ideas to fully developed plans—and who helps get you there
Introduction
Once you’ve clarified your project goals, budget, and site conditions, the next step is turning those ideas into something buildable. That means entering the design phase, where space planning, code compliance, finishes, and construction details all begin to take shape.
Whether you’re working with a full-service architect, a draftsperson, or a design-build firm, this phase lays the foundation for how your project will be built. This page gives an overview of how design typically works, who’s involved, what to expect, and how to stay aligned throughout the process.
What the Design Phase Includes
The design phase covers much more than just drawings, it’s where critical decisions are made that affect budget, layout, permitting, and construction feasibility.
- Site and zoning research
- Floor plan development and space planning
- Exterior and interior design decisions
- Coordination with engineers
- Finish material selections (as applicable)
- Construction documents for permitting and bidding
- Revisions based on feedback, feasibility, or city/county comments
Depending on the complexity of your project, this can be a few weeks or several months. Clear communication and alignment during this stage will save time later.
Key Professionals Involved
Every project is a little different, but these are the roles most often involved in residential or light commercial design:
- Architect – Leads the design process, balancing layout, function, code, and aesthetics
- Designer or Draftsperson – May create drawings or help with finish decisions (especially in remodels)
- Engineers – Structural, civil, MEP, geotechnical as needed based on the scope and location
- Owner – Provides input, reviews design direction, makes decisions on layout and finish level
- Contractor (Design-Build) – Offers constructability and cost input early on; may drive the process, if handling design in-house
Who you hire, and when, depends on your delivery method and design needs, which we’ll explore on the next page.
Design Process Timeline & Phases
Most projects follow a version of the timeline below:
1. Pre-Design / Research
- Gather surveys, zoning info, and property constraints
- Clarify goals, budget, and design preferences
- Create an Initial Design Checklist or SOW
2. Schematic Design
- Develop basic layout options (floor plans, site placement)
- Begin exploring exterior style and general massing
- May include initial zoning or feasibility checks
3. Design Development
- Refine layout, dimensions, and details
- Coordinate with structural and MEP engineers as needed
- Review finishes and materials (if not deferred)
- Update drawings based on feedback or budget
4. Construction Documents (CDs)
- Create detailed permit-ready drawings
- Finalize plans, sections, elevations, and notes
- Prepare forms or calculations needed for city/county submittal
5. Permit Submittal
- Submit to the city or county for plan check
- Engineers and consultants finalize stamps or reports
- Revisions may be required based on city comments
Choosing the Right Design Approach
There are a few common paths:
- Full-Service Architect – Handles all phases from concept through permit
- Design-Build Firm – Combines design and construction in-house for a single point of contact
- Independent Designer or Draftsperson – Offers layout and technical drawings for permit but may not lead overall design
Each model has pros and tradeoffs. If your project is complex or needs full architectural input, working with an architect may make sense. If you’re looking for speed and budget alignment early on, a design-build firm may be a better fit. The next page will help you decide what kind of design support you need.
Design and the Budget
Design isn’t just about appearance, it’s where many budget decisions get made. Every layout change, finish upgrade, or system adjustment affects cost. That’s why it’s important to talk about feasibility and constraints early and often.
A good design team will help you balance vision and budget through a process called value engineering, trading features or materials in ways that preserve function while reducing cost. We’ll explore this later in the section.
What Happens After Design Is Complete
Once your plans are finalized and approved by the city/county:
- If you haven’t hired a builder yet, you’ll begin collecting contractor bids
- If you’re already working with a design-build team, they’ll use the drawings to schedule and price
- Your permit sets will be used for inspections and construction
- Additional revisions or engineering updates may happen during plan check or construction
What’s Next: Determining Your Architecture Needs
Before you begin design, you’ll want to clarify what kind of help your project actually needs. Some owners work best with an architect leading the process, while others may just need layout drawings from a designer or an in-house team at a design-build firm.
Continue to Determining Your Architecture Needs to explore your options and decide what level of design support makes the most sense for your project.