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The construction process can be complicated and confusing if you’re not familiar with where to start, what questions to ask, what the next step should be, what the end result should be or how to finalize the process. This is an example of what should take place.

Orientation: The orientation process is a general overview of design and construction services that are provided for the client by Integrated Development Services. The participants can be the DESIGN GROUP, the ADMINISTRATION GROUP and/or the CONSTRUCTION GROUP. This will depend upon the particular needs of the client. A proposal of services and suggested direction will be presented after the orientation meeting.
Programming: The programming process consists of the DESIGN GROUP who compiles information obtained from the client about their needs for their project. In addition the selected management team will be given this information for their input, so that they can be involved in the project from an early stage.
Bank Qualification: The ADMINISTRATION GROUP will assist the client with the pre-qualification process as needed, so the project can have a realistic budget parameter.
Site Location: This step needs to be determined prior to initiation of the design process. The client may have a pre-selected site or The ADMINISTRATION GROUP can assist in the location of several sites in consultation with the DESIGN GROUP. The site location will be based upon the program and budget.
Research: The DESIGN GROUP will compile information about the existing conditions and governing codes that will identify the boundaries of the project.
Schematic Design: The DESIGN GROUP will derive an abstract architectural concept that will be used as the driver for the project.
Preliminary Design: The DESIGN GROUP will develop the concept into an intelligible architectural language encompassing qualitative issues such as light, flow, scale, massing, texture, color and rhythm.
Design Development: The DESIGN GROUP will develop all elements (site/ structural/ mechanical/ electrical/ plumbing/ interiors; budget/ schedule/ construction sequence) of the architecture. At this phase most all design elements will be handled and managed by the Architect.
Construction Bidding: The CONSTRUCTION GROUP will develop a line item budget based upon the construction documents through the process of competitive bidding by subcontractors and suppliers.
Construction Loan: The ADMINISTRATIVE GROUP will assist the client with acquisition of the construction loan based upon the construction bids. The client will pay directly from this loan for invoices from the subcontractors and suppliers. This process will give the client understanding and control of the distribution of funds in the construction.
Construction Orientation: The CONSTRUCTION MANAGER will conduct a meeting to give the client an overview of the construction and administration process. A meeting will be held approximately every two weeks during construction with the client. This meeting will be held for the purposes of keeping the client informed about the construction progress and payment of outstanding invoices from subcontractors and suppliers.
Permits: The CONSTRUCTION MANAGER will assist in acquiring all necessary permits from local officials.
Site Rough-in: The CONSTRUCTION GROUP will work with the subcontractors to prepare the site for the foundation of the building.
Foundation: The CONSTRUCTION GROUP will work with the subcontractors to install the foundation of the building.
Rough Framing: The CONSTRUCTION GROUP will work with the subcontractors to frame the structure of the building.
Exterior Finishes: The CONSTRUCTION GROUP will work with the subcontractors to install the exterior / roof veneers.
MEP Rough-in: The CONSTRUCTION GROUP will work with the subcontractors to rough in the mechanical, electrical and plumbing systems.
Drywall/ Painting: The CONSTRUCTION GROUP will work with the subcontractors to enclose the interior walls with drywall and paint.
Interior Finishes: The CONSTRUCTION GROUP will work with the subcontractors to install all interior finish and MEP (mechanical, electrical, plumbing) finish materials.
Site finish: The CONSTRUCTION GROUP will work with the subcontractors to finish grade, landscaping and utilities.
Punch list: The CONSTRUCTION GROUP will work with the subcontractors to complete all unresolved construction items per punch list.
Conclusion: The DESIGN GROUP & CONSTRUCTION MANAGER can now orient the client to their new environment and orient them to the follow up process. Your project is now complete!

As you can see this is an exhaustive effort by many professionals. While this process can be daunting and confusing IDS attempts to make that process seem effortless. Contact a consultant at Integrated Development Services today! to see how we can help make your process easier.

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