Our Process / Common Questions
From the concept through to the finished home, it can be easy to lose track of the budget and schedule. We at Integrity are dedicated to making sure that cost overuns and schedule misteps are kept to a minimum.
1. Getting Started
"We have some ideas about a new home/cottage... where should we start?" Every project starts with an idea and a vision; it may be a requirement to satisfy a specific need or perhaps be the fulfillment of a life-long dream. In any case, your first step should be to work towards assembling your team of experienced professionals that will assist you in effectively communicating your ideas, then on to getting you from conception to completion. Please contact the offices of Integrity Construction Services, Inc. to arrange for a 'FREE Initial Consultation' with our talented team to find out about our "WHOLE HOME BUILDING SOLUTIONS" and how we can help you bring your ideas to life!
2. After an Initial Consultation
"What can we expect from you after our 'FREE Initial Consultation' with your group?" After your FREE Initial Consultation with our firm, you should expect to receive a Proposal for Phase I Design & Preconstruction Services within 1-2 weeks, outlining our initial fee and the approach that we believe to be the most viable and cost effective solution to moving your project forward, based on your specific needs and requirements. Typically, this involves you agreeing to initiate an exercise which includes a visit to your site by our firm, followed by discussions with you on design, budgeting, and scheduling, leading to our preparation of preliminary design drawings, a detailed budget, and an overall project schedule.
3. Phase I Design & Preconstruction
"If we agree to proceed with your Phase I Design & Preconstruction Services Proposal, what else will you need from us to get started other than approval and a deposit?" To get things underway, we will need you to spend some time with us! We'll need to review any and all information you may have already assembled to date relating to your project; property descriptions, legal surveys, site plans, magazine articles & clippings, pictures of things you like (and don't like), and - very importantly - your overall budgetary goals. All of this information is critical to the process being meaningful, enjoyable, and efficient. We'll also need to understand the degree to which you wish to be involved in your project, i.e. whether you plan to perform and/or oversee & coordinate any of the work yourself once construction is underway, as well any specific manufacturers or vendors you may wish to include!
4. Establishing your Budget
"I am uncomfortable with sharing my 'real' budget with you...why should I?" Simply stated, we must understand as a team what your financial resources are in order to properly assess the feasibility of your project. Project 'wish lists' are often trumped by budgetary constraints, so it is essential that a clear understanding of the parameters within which the project can exist are defined as early as possible. This eliminates the frustration and disappointment that can so often occur when so much time and energy is wasted in preparing and refining a design that turns out to be unrealistic, impractical, and unable to proceed based on a lack of funding. This is the last thing anyone wants, so be candid and honest!
5. Phase II Design & Preconstruction
"Once we agree on a design, budget, scope of work, and schedule, what's next?" Upon completion of the Phase I Design & Preconstruction exercise, whereby the team has successfully outlined the preliminary design, budget, scope and schedule, and assuming everyone is keen to move forward with the next step in the process, a Proposal for Phase II Design & Preconstruction Services will be prepared by us for your for approval. This will prescribe the fee for our firm to proceed with the second half of the Design & Preconstruction exercise; that being the preparation of permit drawings, a.k.a. 'blueprints', in order that a building permit may be submitted for and obtained. Once these drawings are complete, we may also begin preparing tender documents for trades so as to be able to receive bids and confirm project budget and schedule prior to proceeding with the Construction Phase.
6. Picking Finishes
"When do we get to pick finishes like fixtures, paint colours, flooring, cabinets, etc.?" Preferably, all of the 'fun stuff' like picking finishes, etc. is completed by you (with our assistance as required), at your leisure during the Design and Preconstruction process - well ahead of the start of construction. This ensures that strict budgetary goals are realized and confirmed. Additionally, it enables the procurement of long-lead items and allows for less direct involvement (and time) required by you at a later date so as to keep the construction phase on schedule. In some cases however, this is not always possible. Some folks simply prefer making these decisions in real time, in parallel with and during construction, when they are finally able to actually see and experience first hand what various rooms & spaces begin to look like as they take shape. In any case, our services can be easily tailored to fit your needs.
7. Establishing Time Lines
"How long should we allow for the Design & Preconstruction process?" The Design & Preconstruction process (Phases I and II) can take months, even years. Each case is different, and can vary based on everything from land acquisition to municipal approvals to funding to the number of revisions required before a design plan is 'just right'. In a common scenario, whereby the land has already been secured and a client is ready to move forward with design and building, the process typically takes 3-6 months. Again, much of this is client driven; the ability to communicate ideas effectively, to devote time to the process as it unfolds, and to make timely decisions is as unique as the individual. Take the time YOU need!
8. Construction Phase
"After Design and Preconstruction, how do we contract for Construction Phase Services?" There are a variety of ways in which you may engage our services for construction, depending on your specific project needs. Location and timing will be considerations, along with your decisions earlier in the process relating to the degree to which you are able and/or willing to contribute and be involved in the construction administration of your project. Increasingly, due to the growing complexity of the construction industry - both technically and bureaucratically - our clientele is requesting that we perform complete, turn-key "WHOLE HOME BUILDING SOLUTIONS", a scenario whereby in addition to performing Design & Preconstruction Services, our firm is hired to supply, build, and manage the entire project through completion and occupancy. Integrity Construction Services, Inc. is especially well-suited to this type of contractual arrangement, being that we are a custom design/supply/build firm. Various contractual options are discussed during your FREE Initial Consultation, so call us today!
9. Bid Process
"What is your bid process, i.e. do you welcome competitive bids? Do you perform any of the work in-house yourselves?" While we have an established, reputable and competent sub-trade base in place already, we are constantly evaluating both existing and new subcontractor firms, so as to continue to bring unsurpassed quality to our projects and ultimate value to our clients. In addition to our in-house staff of licensed designers and professionally accredited construction managers, we also employ a talented crew of experienced carpenters, many of whom have worked together for years, who are well versed in specialty construction such as ICF, SIP, timber and log assemblies, as well as conventional framing and interior trim. Talk to us about our availability and our ability to offer these additional value-added services on your project!
10. Change Orders
"Once construction is underway, what if we want to make changes?" No problem! It is after all YOUR money and YOUR project - let's face it, it's all about YOU! As your assembled team of professionals who are constantly acting on your behalf with your best interests at the forefront, we simply examine and advise you of any and all cost & schedule implications relating to the change(s) you want to make, so that you are in control and have a clear understanding how this ultimately impacts your project scope, schedule and budget.
11. Quality & Safety
"How do you monitor progress and ensure quality and safety during construction?" Daily site attendance and reporting, weekly email updates with photos, and monthly meetings whereby updated budgets, schedules, and progress billings are prepared and reviewed with clients are just some of methods we employ to ensure projects are extremely well organized, documented and completed correctly and safely. Regular inspections are coordinated and documented with local Building Officials on a proactive basis. In addition to proven track records, all trades must have and maintain appropriate WSIB, Liability Insurance, and safety programs & measures in place to even be eligible to participate on our projects.
12. Occupancy and Post Construction
"What can we expect once Construction is complete?" Once construction has been completed, the local municipality is typically contacted for one last final inspection by the Building Official. Upon a successful inspection, a Certificate of Occupancy is issued and final punch list/walk-through(s) may take place, followed by (at last!) move-in day. A thorough review of your building's new features, systems, procedures, warranties, manuals, etc. is completed, and a Final Billing is assembled for your review and payment. And rest assured; even after move-in, if problems or questions arise or additional punch list service work is required, we are always ready to promptly assist - we're only a phone call or email away! We pride ourselves on maintaining a 100% satisfaction rating with 100% of our clients. Please contact us today to see how you can become one of our satisfied clients!