Process - Nadia Palacios Architecture

Programming

Before we draw any plan, we listen. We observe how you live: how you cook, unwind, entertain, and move through your spaces. This attentive process ensures your home reflects your life, not one imposed upon it.

The overall theme and your aesthetic sensibilities will help us determine the basics. This is the time to share images, samples, and collected inspiration for your project. This phase, representing 5% of our scope, takes a sweeping look at everything. We consider design parameters such as scale, space, and the appropriate distribution of each room to comfortably suit your present and anticipated lifestyle.

We immerse ourselves in your sources of inspiration and establish the goals you would like to accomplish. Beyond style and finishes, we will ask you to convey your preferences for form and function. We will also ask you to list every unique necessity you would like to see in your new home. The more we understand, the more precisely your home will align with your life. This phase concludes upon your confirmation and approval of the “Program.”

Phase I Deliverables include:

Field measurements
Research and analysis of the land in context of zoning and permits
HOA compliance analysis
Municipality compliance analysis

Schematic Design

In this phase, the architecture begins to take shape as the ‘Program’ generated in Phase I is expanded. This phase accounts for roughly 10% of our scope, during which the vision takes shape.

Along with establishing the project’s conceptual design, we begin laying out dimensions for each designated area, noting where scale becomes tangible, spatial relationships become clear, and how the home will feel to move through. You may anticipate documents and sketches that begin to illustrate the vision as a physical form.

Phase II Deliverables include:

Site Plan
Floor Plans
Colored Exterior Elevations
3D Exterior Artistic Renderings
3D Exterior Photorealistic Renderings

Design Development

This phase, which takes about 30% of our scope, focuses on assembling the right people around your project and letting the design grow richer. This phase is lengthy, as there is much to accomplish.

We begin by finalizing the design team. We have in-house interior and landscape designers, and this phase will introduce you to those team members. If you choose to bring your own interior designer or landscape architect, this is when we reach out to start collaborating.

Design Development is also when we engage the engineering team. Structural, Civil, and Mechanical Engineers will be contacted on your behalf. We will procure contracts, facilitate and coordinate relationships. We will also reach out to Audio Video, specialty consultants, and a variety of trades and artisans, and will guide you on the process of choosing a General Contractor.

We continue to develop the framework from Schematic Design, focusing on exterior details, interior elevations, wall sections, lighting plans, and other technical items. As specific design features take shape, we help with common dilemmas and share insights to keep your process moving.

To support the design process, we will showcase samples and finish materials. We visit showrooms or even artisan shops to gather sensory approval of what best fits the home we are creating together. At the end of this phase, we will have finalized the general structural details. We will designate window and door locations and carefully select specified materials. The design will be ready to transfer to the local building authority for review.

Phase III Deliverables include:

Detailed Site Plan
Detailed Floor Plans
Detailed Exterior Elevations
Detailed Building Sections
Detailed Wall Sections
Door and Window Schedules
Preliminary Structural Drawings
Preliminary Civil Drawings
Preliminary Mechanical Drawings
HOA Review
3D Interior Renderings

Bidding or Negotiation

This is a focused, important phase. We collect bids on your behalf from a short list of contractors, or negotiate pricing with your contractor of choice. Be prepared to share cost feedback aligned with your estimates, and anticipate compromises if value engineering is needed.

As our client, we encourage you to leave aside concerns about sharing second thoughts and revisions. At the very least, they are welcome. At most, you can provide necessary insights at the appropriate time.
This phase typically takes up to 5% of the project scope. What can feel like a tedious process, clients find streamlined as we oversee the process with experience and authority.

Construction Documents

This is where the craft lives. Making up 35% of our scope, this phase involves meticulous technical work—producing final drawings for building permits and construction. We document every proportion, material, and detail with the rigor and intellectual integrity that define our practice.

We collaborate with the team assembled during Design Development and diligently work to produce drawings with detailed instructions for contractors, along with a baseline of finishes and specifications. This ensures quality materials are used during construction.

We assemble the drawings and specifications into what we call the ‘Contract Documents.’ This becomes the foundation for the construction contract you execute with your contractor.

In this phase, we also develop the detailed millwork, tile, and stone details our office is known for. This refined work defines the character of every space. This phase concludes with submitting drawings to the local municipality to obtain the Building Permit.

Phase V Deliverables include:

Final Site Plan
Final Floor Plans
Final Exterior Elevations
Final Building Sections
Final Door and Window Schedules
Final Wall Sections
Final Structural Drawings
Final Civil Drawings
Final Mechanical Drawings
Complete Building Permit set submission

Construction Administration

Taking up roughly 15% of our scope, Construction Administration is the single most valuable service we can offer you as a client. We work to ensure construction reflects the time, patience, and intention behind every detail.

We provide weekly visits throughout the building process to ensure design intent is achieved. We review vendor submittals and fabricator shop drawings. Even when off-site, we continue to relay clarifications and coordinate with the General Contractor.

At this stage, you may conceive design revisions or changes. If so, we will help you develop options and navigate the “change order” process with your contractor.

Our final site observation produces a “Punch List” to outline any deficiencies in the work. Once we complete reconciliations and instruct the contractor to hand over warranties and all documentation, you are ready to take possession of your new home!

The Phases of Design