Process

A GUIDE TO WORKING WITH LUXE LINES

We start with the general and refine the design to the very specific.

Good design is the synthesis of many disparate ideas into a thoughtful whole, and while the steps listed below represent a linear path, the way we arrive at the final design isn’t always linear. It’s an iterative process, which leads to a product; it’s not a known product from the beginning. The product is the result of following the design process to its logical endpoint. We believe what makes custom design so exciting and memorable is creating it together based on your specific situation and needs.

At the end of the process, you’ll have a thoughtfully designed space and the shared experience of designing it.

This process is meant to be fun, engaging, and democratic. It will involve sketches, drawings, computer models, lots of ideas—both good and bad—materials, thorough analysis and good humor. Our experience show that the best outcomes are the result of following each of these steps below to completion.

Phase 1: Concept Design

Before we start design

Phase 2: SCHEMATIC DESIGN

Shape of the building is formed

This is where the rough shape of the building and the ideas are formed. We’ll generate some different design options for you to consider using all of the information gathered in the previous step. We begin by drafting a narrative for the project, called a ‘parti’, which we’ll reference throughout the project. This seed idea is used to help us make decisions as the project becomes more detailed and better defined. It’s a rulebook of sorts.

Phase 3: DESIGN DEVELOPMENT

Create the drawings digitally

We locate the building precisely on the site and think about how it will relate to the existing contour and consider how that will shape the building. We make the building real by drawing the floor plan. We define the exact sizes and relationships of the rooms, the overall volume of the building and generate the initial set of exterior elevations.

Phase 4: CONSTRUCTION DOCUMENTS

Drawings and specifications for the Contractor

Before beginning, we’ll discuss whether you’d like to pursue a bid price contract or a negotiated contract and we’ll craft the drawings and level of detail in those drawings based on that decision.

Phase 5: CONTRACTOR SELECTION

Bidding or negotiation

This is a separate phase but it typically occurs alongside other phases of the work, especially if the contractor you’re seeking is in high demand. There are typically two means of selecting a contractor – by competitive bidding or by negotiated contract.

Phase 6: CONSTRUCTION OBSERVATION

Integrate the vision into the details of the home

After the contract is awarded and construction begins, we act as your agent on-site, monitor progress, review applications for payment, and ensure conformance with the contract documents.

This is a crucial part of the process and we strongly advocate being involved during construction. Not only does it ensure that all of the hard work we put in designing your vision is executed properly and according to the drawings we crafted, but we also find that it holds the Contractor to a higher standard of quality.

WHAT’S INCLUDED?

While we love designing things, design is only one part of what we do on a project. There’s a lot of communication that happens behind the scenes. We refer to this as project administration and its duties are spread across all of the phases of work. This is also billed hourly and the estimate is included in the basic services fee.

We believe for a project to run smoothly open communication between everyone – Owner, Contractor, Architect, Consultants, Other Agencies - is extremely important. We pride ourselves on being open communicators and always responsive to your questions. These administrative processes are in place to make sure your project runs efficiently, on budget and on schedule.

Some examples of this project administration are:

  • Owner meetings and presentations
  • Meeting agendas + minutes
  • Coordination of Consultant’s work
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CONSULTANTS

Our estimated design fees include the architectural services outlined in the phases below. They do not, however, include any outside consultant fees or other soft costs. Depending on the specific requirements of a project we may request to involve an outside consultant on a case-by-case basis.

Some examples of consultants we may involve on your project:

  • Structural engineer
  • Civil engineer
  • Mechanical, Electrical, Plumbing engineer
  • Soil scientist
  • Surveyor
  • Landscape architect
  • Energy modeler
  • Lighting consultant
  • Specialist suppliers

As the need for these specialized consultants arise, we’ll work together to select the right person for the job and define the added costs up front.

HOW TO CONTROL COSTS

We recognize that designing a project can be an expensive endeavor and we’re happy to work with you to manage these costs. A couple of things to prioritize when thinking about how to effectively control design fees:

1. Explore

Exploring more options, while a really enjoyable exercise for us, can get expensive quickly.

2. Be Upfront

Be up front with your goals, likes and dislikes. Architects thrive on critical dialogue so don’t be afraid to be direct and candid. Without an honest, open, and sometimes blunt dialogue the process can take longer to arrive at something you’re happy with.

3. Scale for Budget

Match the size of your desired project with your budget. This keeps all parties working toward a singular goal. It’s much easier to work early on to define a realistic project size that meets your budget than to try and remove money from an oversized, over-specified project during the pricing phase. We advocate designing slightly big and then molding back with a clear initial decision of going big with lower end finishes, or small with high end finishes.

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HOW LONG WILL IT TAKE?

DESIGN

The time it takes to complete the design portion of the work can vary from as little as a few months to up to a year (or more). It depends on the complexity of the scope of work, how quick you are to make decisions, how quickly we can come to a design solution that meets your needs and any special permitting or regulatory hurdles we face.

CONSTRUCTION

Again, this depends on project size and complexity as well as the Contractor’s schedule and workload. You can expect it to take between 12 and 16 months for the average custom built project from start to finish.

FEE BY DESIGN PHASE

The phases of architectural services are listed below. Each category notes a percentage of time that we typically spend in that phase. These services along with reimbursable expenses are normally in addition to the estimated fee of 10% to 20% of the construction costs. Based on the scale complexity scope of every project this cost varies.

Phase 1: Predesign
Phase 2: Schematic Design - 20%
Phase 3: Design Development - 20%
Phase 4: Construction Documents - 35%
Phase 5: Bidding & Negotiation - 05%
Phase 6: Construction Observation - 20%
Total Design Fee - 100%

HOURLY RATE

SGD 200.00/hr    Managing Principle
SGD 150.00/hr    Senior Associate
SGD 100.00/hr    Architectural Designer
SGD 65.00/hr      Senior Technologist
SGD 45.00/hr      Technologist

REIMBURSABLES: AT COST
PRINTING: AT COST + 10% ADMIN
TRAVEL: $0.56/mile
LONG DISTANCE TRAVEL: AT COST
PREDESIGN SERVICES: HOURLY (UNLESS NOTED OTHERWISE)

Predesign services are particularly variable in nature, which makes it hard to list a percentage of fee to allocate to them. This variability is because each project begins with a different set of preconditions, some arrive knowing exactly what spaces they want, how big the project should be along with a clearly defined budget. Others are just beginning to take the necessary steps. The services below are discussed in more detail in the individual phase descriptions:

  • Site Analysis
  • Code Analysis
  • Programming
  • Existing Conditions Survey (as required)
  • Branding & Positioning

OTHER SOFT COSTS (not included):
Consultant Fees
Site Survey
Septic Design

OTHER QUESTIONS?

We are looking forward to creating unique and unforgettable experiences going beyond luxury to the heart of the spirit of place.

If there’s something you’re still wondering about, you can always reach us.

Create Luxury

Request your customized design for true, luxurious living.