Appropriate
LOCATION
COST SCHEDULE QUALITY
Your Project
3 CAR GRAGE = 850 sq.ft. x $600 / sq.ft = $510,000 ADU = 1200 sq.ft. x $900 / sq.ft = $1,080,000
$1,500,000
Your Project Budget budget $1.5M
1 = 17 ¢ + 18 ¢ + 65 ¢
Budget Allowcation
In Marin County, for a typical $1,500,000 custom home project, the budget is strategically allocated to achieve both design excellence and construction quality:
Architectural Design (17%): Approximately $255,000 is dedicated to architectural design and management. This covers everything from initial consultations, concept development, detailed designs, and construction documentation, to ongoing oversight, ensuring the home reflects your vision and meets the highest standards of quality and functionality.
Construction Management (18%): Roughly $270,000 is allocated to the builder for managing the construction process. This includes preconstruction planning, daily supervision, and overall project management to keep the project on time and within budget.
Building Materials & Labor (65%): The largest portion of the budget, around $975,000, goes toward materials, labor, subcontractors, rental equipment, and necessary permits. This ensures high-quality materials and skilled craftsmanship while adhering to all regulatory requirements.
TYPICAL PROJECT BUDGET DISTRIBUTION
By understanding this budget breakdown, you’ll gain insight into how each aspect of your project is funded and how these investments contribute to a beautifully designed and expertly constructed home that stands the test of time.
DESIGN PHASES
Architectural Design Phases
Our design process is separated into five different design phases. Each phase has a different focus, and each phase produces a different deliverable that informs the next phase. Here are the design phases plus a post construction phase 6.
+
Site analysis
Programming
Existing conditions
Budgeting
Code review Pre Design
Schematic Design
Concept Generation
Basic Design Massing
Budgeting
Code Compliance
Development Construction Documents
Refinement of the design scheme
More detail
Basic Material Selections
Budgeting
Preliminary Permitting
Detailed drawings
Schedules
Specifications
Permitting
Budgeting
Team Selection
Contract Negotiation + Award
Pricing + Scheduling
Observe Construction
Administration of the Contract
Shop drawing review
Site
Project Photography
As-Built Drawings
Building System Maintenance + Training
Property Review, Support + Maintenance
Technology integration
Upgrades + Renovations
01 Pre Design
DISCOVER + DEFINE
In the initial design phase, we focus on shaping the vision and goals for your project. This stage involves defining key elements such as the project's size, space types, usage, and budget. We lay the groundwork for the architectural design by thoroughly documenting and understanding the project's specifics. This includes analyzing zoning requirements, jurisdictional restrictions, and development standards, as well as assessing site conditions, soil reports, property deeds, and any existing documents. This comprehensive approach ensures a solid foundation for the subsequent design phases and paves the way for a successful project.
Client Requirements Deliverables
• copy of property deed
• Land Survey by licensed surveyor
• present zoning requirements
• building restrictions
• collect any previous permits, plans, surveys
• sewer, water, gas, and electrical services information
• as-built documentation of present structures
• soil report
• arborist report
• predesign document review
• Site analysis
• Zoning + Code analysis
• Project Scope Document
• Project Goals
• Building Program
• initial Project Schedule + Budgeting
• prepare as-built surveys at additional cost
• review client supplied documents
01 Pre
Design
DISCOVER + DEFINE
02
Schematic Design
CONCEPTUALIZE
In the schematic design phase, we develop the project's conceptual design, outlining the scope and relationships between components. Our goal is to create a clear, feasible concept, represented through drawings, models, and diagrams that ensure mutual understanding and acceptance. This phase involves collaborative exploration of broad design ideas, including site context, building placement, massing, scale, functional areas, sustainability, and environmental factors. We refine the design through sketches, drawings, diagrams, and study models, providing comprehensive documentation that captures the essence of the project and sets the stage for detailed design development.
Client Requirements Deliverables Time
• team meetings, correspondent response
• documentation feedback
• schematic design document review + approval
• preliminary site diagram + relationship diagrams
• preliminary building plans, sections + elevations
• exploring material and color palettes
• other building concept documents
• design consultant selection
• general contractor research
8 to 10 weeks
02
Schematic Design
CONCEPTUALIZE
03
Design Development
DEFINE AND DESCRIBE
In the Design Development phase, we collaborate closely to refine the aesthetic and functionality of your home. This stage involves working with consultants, such as engineers and landscape architects, to detail building components, including site and landscape design, building envelope, interior layout, structural elements, and systems for plumbing, electrical, heating, ventilation, smart home technology, and security. We assist you in selecting finish materials, fixtures, appliances, and other key elements like windows, doors, roofing, and siding. By the end of this phase, we provide comprehensive drawings, models, and documents that clearly define your home and ensure a cohesive vision. Additionally, we establish a detailed cost and schedule model and gain a clear understanding of the review and permitting process..
Client Requirements Deliverables Time
• team meetings, correspondent response
• documentation feedback
• design review / jurisdiction review fee payment
• design development document review + approval
• site plan + grading + landscape plan
• building design development plan package
• structural design package
• mechanical, electrical and plumbing design package
• interior material + finish design package
• material + finish design package
• spire design-build outline contract
• general contractor selection + onboarding
• initial bid documents + review
• agency / planning/ zoning board coordination
4 to 12 weeks
03 Design Development
04
Construction Documents
DOCUMENT + DETAIL
In the Construction Documents phase, we prepare, manage, and coordinate detailed specifications and construction drawings essential for building your project. This phase involves creating comprehensive drawings, details, and specifications to clearly communicate construction requirements. We work closely with the design and construction teams, vendors, and suppliers to ensure all elements are seamlessly integrated. Multiple sets of drawings are produced, including a bid set with instructions for cost estimates, a permit filing set for jurisdictional approval, and a final set for the actual construction of the building.
Client Requirements Deliverables
• team meetings, correspondent response
• 50% construction document review + feedback
• spire design-build contract approval
• contractor contract in place
• construction document review + approval
• permit / jurisdiction review fee payment
• final bid review + approval
• building plan + specification preparation + coordination
• Develop interior and exterior details
• Coordinate structural, mechanical, electrical,
+ plumbing
• sustainability + energy-efficient design strategies
• prepare permit submittal package
• agency / planning/ building permit support
• final bid documents preparation
• general contractor bid review and coordination
• costing + plan updates changes in scope
• final construction document package release
Time
4 to 16 weeks
04 Construction Documents
04
Construction Documents
DOCUMENT + DETAIL
05
Project Bidding + Award
PROJECT TEAM SELECTION
The bidding process is a key step in selecting the right contractors and subcontractors for your home. At Spire Architecture Inc., we manage the process by inviting qualified professionals to submit proposals based on your project’s design. Contractors attend a prebid meeting to review details and visit the site. After receiving their bids, which outline costs, timelines, and work plans, we carefully review and compare each one. We select the best contractor based on quality, experience, and value, then negotiate and award the contract to ensure everything is ready for construction.
Client Requirements Deliverables Time
• team meetings, correspondent response
• review + approve bidding documents
• review + approve budget & schedule updates
• maintain confidentiality compliance
• prepare bidding documents
• pre-bid conference coordination
• distribute invitation to bid documents
• evaluate bids
• process clarification & addenda
• negotiate and award recommendation
• contract preparation & evaluation
• project schedule & budget management
4 to 6 weeks
05
Project Bidding + Award
PROJECT TEAM SELECTION
05
Construction Administration
OVERSEE DESIGN INTENT
During construction, our role varies depending on our involvement. As architects, we provide observation and administrative services to support the contractor. We address any construction-related issues to ensure they align with the design intent, clarify design documents, review shop drawings, manage substitutions, process change orders, and handle invoicing. We also verify job site work, review payment requests, and troubleshoot construction issues. Additionally, we conduct required progress and special inspections, submit Technical Reports, and manage closeout documentation, including final inspections and certificates of occupancy. When we offer design-build services, we also oversee all the construction labor and material efforts
Client Requirements Deliverables Time
• team meetings, correspondent response
• review + approve change orders
• review + process payment requests
• site visits to monitor construction progress and quality
• respond to requests for information (RFIs)
• Review + approve shop drawings and material samples
• Facilitate communication between the client, contractor,
• coordinate design-related issues
• Review + Approve Change Orders
• Review + Certify Contractor’s Requests for Payment
• Perform final inspections + review punch lists
• Assist with the project closeout and final documentation
1 to 2 years
05
Construction Administration
OVERSEE DESIGN INTENT
06 AFTER
Post Construction Phase
CONSTRUCTION
The completion of construction is just the beginning of your home’s life, and Spire Architecture is here to support you with a wide range of post-construction services. Our goal is to ensure the ongoing success, functionality, and enjoyment of your home for years to come.
• Final Inspections and Documentation: We conduct thorough final inspections, assist in obtaining certificates of occupancy, and provide detailed as-built drawings for your records.
• Building System Maintenance: We offer maintenance manuals, training for building systems, and coordination of ongoing system servicing to keep your home running smoothly.
• Furnishings and Styling: From managing the installation of furniture and art to coordinating technology systems, we help finalize every detail. We can also arrange professional architectural photography, including styling, to document your home beautifully.
• Lifestyle and Updates: As your needs evolve, we offer services for lifestyle updates, aging-in-place modifications, and design changes to meet your family’s future requirements.
• Repairs and Maintenance: We provide ongoing maintenance support, warranty reviews, and resolution of any issues that arise, ensuring your home remains in peak condition.
• Landscape and Exterior Enhancements: From updates to your landscaping to refinishing exterior features, we help maintain and enhance your home’s curb appeal and outdoor spaces.
• Resale Support: When it’s time to sell, we can advise on updates and improvements to maximize your property’s value and ensure a smooth transition.
At Spire, we remain a partner in your home’s journey, offering tailored services to ensure it continues to meet your needs and exceed your expectations.
SCHEDULE
Typical Project Timeline
Below is a typical timeline for a $2 million new home, detailing the five main phases of design and construction. It provides a general timeframe for each task, offering a clear roadmap and guide for the process ND reasonable timeframe from concept to completion.
Predesign
Schematic Design
Design Development
Construction Documents
Construction - Permitting
Construction - Building
Designing & Building:
The following diagram illustrates the relationship between the five design phases and eight construction phases, providing a clear view of how each step works together to bring your project to life.
Design Development
Schematic Design
Pre Design
FOR REFERENCE
Design Fees by Phase
For a project with a construction budget of $2MM, our typical fees would range between $300K - 400K. Typically, on our projects, we would be billed based on a percentage of phase completion, and roughly allocated by phase according to the table here
FEES BY PHASE
project fees by phase :
Construction Fees by Phase
For a project with a construction budget of $2MM, our typical fees would range between $300K - 500k. Typically, on our projects, we would be billed based on a percentage of the project completion, and roughly allocated by phase according to the table here
FEES BY PHASE
innovative projects for inspired clients
spire architecture by doron dreksler