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1. PRE-DESIGN -  Includes programming (creating a list of client needs) and any research necessary before work begins. This includes the initial interview, documenting existing structures and site conditions, and researching applicable codes.

2. SCHEMATIC DESIGN - Initial Design Concepts; this phase is very collaborative. These drawings can be loose sketches or digital floor plans and elevations. You can expect to meet and discuss one or several options.

3. DESIGN DEVELOPMENT -  Once a direction is agreed upon, we will start to select materials, refine the plans and elevations, and work on construction details. At the end of this phase, you will have enough information to begin interviewing contractors and start getting cost estimates. This is also where we would apply for a Preservation Permit if the project is located in a historic overlay.


After design decisions have been nailed down and a contractor has been selected, we will add another level of detail with additional drawings and notes. This final set will be submitted for permitting and will be the set that the contractor will need to build. This is not the most glamorous phase but necessary for a well-built project.


We are not done when we hand the drawings over to the contractor. We are available to answer any questions, assist with any issues that come up in the field, and check in regularly to make sure things are going well during construction. It is important to us that your project is being built to your expectations and standards.


At Nine12 Architects, we start with an initial consultation to understand your needs, the scope of work, and the space we need to create. It is a good chance to get a feel for how well we will work together and make sure it is a good fit, personality-wise. After the initial consultation, we will be able to provide a proposal for our services that includes scope of work and outlines our fees. 

After an agreement is signed, design can begin! Most projects can be broken down into the following design phases: 

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