Warren Design Inc. provides a full range of services, from initial planning, design development, and architectural construction drawings to interior design, helping obtain permits, acquiring construction bids and selecting a contractor.

Our wide range of services can range from helping with the initial site selection, establish a scope of work from your wishlist for your project relative to your construction budget all the way thru complete construction documents, interior design, getting the necessary plans approved and last if needed we can help with construction administration.

Please contact us to schedule a meeting to discuss the specific requirements for your project. 

Our typical full-service project is broken down into five phases of work, as identified below.

Phase 1 - Schematic Design

In this initial phase, we focus primarily on the site plan, floor plan, and exterior elevation design, including the details particular to your chosen style. We start developing the design from your wish list, pictures, Pinterest and Houzz Ideabooks, budget constrains, and local zoning guidelines to develop the schematic designs.  

We use a combination of freehand sketches, CAD, and 3D software (BIM) to develop your design during this phase. To help you visualize the design as it progresses, we will provide 3D images allowing you to see exactly what your home will look like before construction begins.

This phase is the main creative process, and we will explore different ideas with you to find the perfect floor plan and exterior elevation combination for your home.

Phase 1A - Planning Department Submittal (as required AHJ-authority having jurisdiction)

Many jurisdictions require a planning design review, prior to submitting for a building permit, and may require public hearings and neighborhood outreach.

When this is required, we will use our years of experience to help navigate what can be a complex and stressful process to acquire the necessary approvals.

Phase 2 - Design Development

Once the floor plans and exterior design have been approved by you our focus turns towards developing the interior design.

During this phase, we will discuss your interior preferences using your pictures and Houzz Ideabooks to develop CAD drawings, 3D images, and virtual walk-throughs showing the casework design, lighting and electrical plans, trim package, and preliminary floor, ceiling, and wall finishes for your review and comment.

At the end of this phase, we will incorporate any comments you have on the new design elements in one iteration, and solicit an updated cost estimate from the contractor(s) who assisted us in Phase I to validate we are still within your targeted budget.

Phase 3 - Construction Documentation

Once you sign off on the Phase 2 design, we will develop the drawings required for construction, bidding, and for submittal to the local Building Department for your construction permits.

During this phase, we will also finalize coordination efforts with the other members of your consultant team, which may include:  geotechnical engineer, civil engineer/surveyor, structural engineer, landscape architect, interior designer, truss fabricator, green building rater, Title-24 Energy consultant, a/v consultant, etc.

Phase 4 - Contractor Selection and Permitting Process

We will help you select a few pre-qualified contractors who have built past projects of ours, and any preferred contractors you might have. We provide a detailed bid template with instructions to bidders and dates, respond to questions during the bidding period, help you select a contractor, and make sure different bids are accurate.

Nearly all of our projects are competitively bid out. Our highly detailed architectural plans ensure that all contractors are bidding “apples to apples” and that the design intent will be carried out during construction with minimal risk of change orders due to incomplete plans.

While the contractors are bidding on your project, we will be working with the Building Department to obtain plan approval so that you can start construction soon after you have selected your contractor.

Phase 5 - Construction Administration

We remain at your service and completely accessible to your contractor during construction on an as-needed basis. We believe in a team-oriented approach during construction and will do what we can to help your builder keep the project moving while protecting your interests and the integrity of our design.

If requested, we will visit your project site during construction to confirm the contractor is meeting the intent of the design and to answer questions that may occur. The travel and meeting time for these construction site visits would be billed to you on an hourly basis, but all other design clarification questions during this phase are part of our fixed fee.

Preferred Consultants:

Wesley Liu Engineering

DB Engineering

Anthem Engineering

Lea & Braze Engineering 

Giuliani & Kull

WEC and Associates

FRI Energy Consultants

Energy Design Group