PHASE I: ARCHITECTURE AND INTERIOR DESIGN
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There are many firms that provide architecture or interior design, but not many offer both. Having all services under one umbrella creates a more streamlined process, a cohesive design from the outside in, one point of communication and one contract. At BPC® we practice integrated designs.
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Design-build projects bundle designers and contractors under the same contract. Project phases happen simultaneously. Design-bid-build projects contract designers and contractors independently. Project phases are defined and happen sequentially. BPC® is a design-bid-build agency with preferred general contracting partners.
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Architects focus on the technical aspects and are trained in creating a structural building that meets national, state and local building codes.
Interior architects are involved in the building or rebuilding of interior environments, often changing the actual structure of the dwelling.
The interior designer is trained in creating a functional and quality interior environment with a focus on the human psychology and emotional aspects of spaces.
Decorators focus on the furnishing or adorning of a space with decorative elements to achieve a certain aesthetic. Interior designers may decorate, but decorators do not design.
BPC®’s founders are interior designers // interior architects with a strong knowledge of architecture, trained under the best designers and architects in the world. BPC® customizes every team specifically for the project; Licensed architects, designers, drafting technicians, project managers, engineers, and other consultants depending on the scope of work.
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BPC®’s proposals are based on a square foot cost for A+D services (Stage I). Cost per square foot is dependent on the scope of work, project type and complexity of the design.
Furniture, Fixture and Accessory (FF+A) Procurement (Phase II) includes products and services.
This cost is in addition to the A+D fee. The FF+A Fee is provided as a lump sum based on the scope of work. Construction Administration services are established on a time-basis per the construction schedule provided by the General Contractor.
Additional and supplemental services are provided at BPC®’s standard hourly rate.
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BPC® will issue a detailed project schedule within two weeks of contract agreement and receipt of initial payment. The schedule will identify milestones including meeting dates and deliverables.
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Each project is unique. The complexity of the project, market conditions, project type and location all affect a project budget.
When creating your budget the following should be considered:
A+D fees
Cost of construction
Contractor fees
Landscaping
Specialty consultants
Land
Lot prep fees
Site survey
Project contingency
Furniture, fixtures, accessories and appliances
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15% of the total A+D fee is due at contract agreement. The remaining balance will be paid in equal monthly installments through the remainder of your project. Invoices will be sent via Stripe and can be paid by ACH or check.
Credit card payments are available upon request and will be charged an additional processing fee. Furniture and construction administration services will be invoiced at the time of service commencement.
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A “permit set” is a minimal set of drawings required by the local jurisdiction in order to obtain a construction permit. The permit set of drawings leaves a large majority of final materials selections and detailing to the builder and/or client to complete following permit submittal.
Full construction documents include all information necessary for the contractor to price and build the project. This includes all the information included in the permit set of drawings as well as floor layouts, lighting layouts, all interior elevations, cabinetry design, built-in design and detailing, trim packages and full specifications.
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Upon the final construction punch list and furniture installation, BPC® will prepare the project close out documents. The project closure is the last stage of a project to tie up loose ends, communicate your results and debrief you on the findings. Following is a summary of the steps performed at project closeout:
Conduct final construction punch list and furniture installation
Coordinate and conduct a professional photography and videography session of the finished project
Complete administrative tasks—updating documentation and providing access to all project assets and deliverables
Hold a final project meeting to review lessons learned and give you a chance to provide feedback
Provide a final summary of how your project performed relative to the initial goals
Contract, project close out, sign off, client testimonial
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BPC® uses Microsoft Teams to manage projects. Teams allows project members to communicate and chat in real-time with all parties, simplifying the process. Through MS Teams BPC® can share deliverables, assign tasks and keep the project on track!
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Communicating through Teams is the preferred method of communication as it keeps everyone in the loop! However, we can also be reached via phone or email if needed.
phase ii: FURNITURE, FIXTURE, AND ACCESSORY SOURCING (FF+A)
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After everything is selected and designed, quotes for furnishings items we present are obtained from showrooms, vendors, workrooms. Then we input all that information and formulate our proposals.
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FF+A stands for Furniture, Fixtures and Accessories. Common examples of FF+A in both residential and commercial applications are couches, chairs, tables, workstations, bookcases, etc. FF+A can refer to furniture procurement or almost anything else that isn’t fixed to a building’s core structural aspects like windows, walls, ceilings and floors.
Payment is required in full prior to placing orders. Since many items are custom, all sales are final. There is a minimal markup on items purchased through BPC for procurement. The markup on top of the wholesale cost is somewhere between 30-40% depending on the retail cost, quantity and item.Items are not ordered until full payment is received.
Transactions may to a few days to process after payment was initiated. Once funds have cleared into appropriate accounts, ordering will begin.
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This is a term you will hear frequently when sourcing products for clients. A purchase order is a commercial document that serves as a formal indication of an intent to purchase and a detailed record containing product descriptions, quantities, prices, the total cost of the order and information of the person and business responsible for payment.
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Sourcing:
Determining the exact pieces that will be sourced
Review of all product options (e.g., finishes, textures, dimensions, colors, etc.)
Identifying one or more vendors for each item (if multiple quotes are desired)
Procurement:
Budget tracking based on client selections
Approval of final product specifications
Product price comparisons
Order Review and approval (e.g. total cost, design proof, etc.)
Order placement
Logistics coordination
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Furniture purchased from manufacturers requires shipment to a warehouse that has a dock and is always staffed during business hours.
Furniture cannot be shipped directly to a residence.
We only use companies who are insured and have all the necessary equipment and manpower for receiving, warehousing, delivery, and installation. All designers use these types of services, that is unless they have some kind of a dock at their own business locations.
When a client’s piece of furniture comes in, it is uncrated, inspected for damages, I am notified of its arrival with a picture and a report, and we then store the client’s item until the rest of their furnishings come in.
The cost of this receiving and storage service is included in your invoice on your cost of product. We typically estimate freight/shipping charges based on our experience with our vendors and it is included in your invoice for the product(s).
Delivery and installation is a separate item and is billed after installation. That cost depends on the types of items delivered, how many there are, the location of the project (because of drive time), an upstairs or complex installation, etc.
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Some products sold through BPC are available via online retailers. BPC will be competitive with those retailers. However, are not usually cheaper because of the greater buying power online retailers have available. BPC would love for you to buy product through our small business but do not require it on every item.
You are welcome to price check us all over the internet. We know many people will and we know we will be competitive, not always less, but competitive.
However, we are not interested in working with clients that will pick and choose approximately half or less of the items to purchase through us. We know (from experience) that clients will leave the difficult, more customized, time-consuming purchases for us and then they will buy the easier-to-purchase items.
When this happens at any point in the project, BPC will have to add 10% to all the items that will be purchased through us as an additional procurement fee.
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Most of the items purchased through the studio have some customization to them.
Upholstery is always done with a fabric we hand-select, because we know what will work best for a client’s project (trim options, finish options, details, etc. are elements that can be customized). We have several tried and true sources we prefer to use for upholstery that have great construction.
Window treatments are always custom. Either we will take measurements, or we have an installer who will do it. We also quote everything else that’s needed, like fabric, labor, hardware, etc.
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Lead times vary greatly form manufacturer to manufacturer. BPC has little to no control over this. However, BPC will check stock prior to order placement if any item is out of stock or taking longer to receive than typically expected.
phase iii: CONSTRUCTION ADMINISTRATION
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Design-build projects bundle designers and contractors under the same contract. Project phases happen simultaneously.
Design-bid-build projects contract designers and contractors independently. Project phases are defined and happen sequentially. BPC® is a design-bidbuild agency with preferred general contracting partners.
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Yes, your contractor’s fee is separate from BPC®’s. The Owner Hires the Contractor directly. Although we work as a team throughout the process, BPC®’s services are independent from the contractor’s.
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BPC®’s role switches from lead to sub, from creative design to project management. During construction BPC® coordinates with the contractor to protect the client’s investment in construction costs and also design fees by interpreting the drawings for the contractor to ensure they understand the design intent, level of quality and keep the project on time and budget.
BPC® also meets on the job site regularly to review the work, ensure it is executed according to the plans and troubleshoot any issues that may arise.
BPC® plays a crucial role during construction protecting our clients investment and costs by helping the contractor execute the information portrayed in the construction drawings.
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Once the project has been designed and all the drawings and specs have been prepared, BPC® becomes the Owner’s Representative, acting as a liaison between the Owner and Contractor.
Once drawings are complete the contractor, hired by the During construction the general contractor(GC) completes building the project. The GC is responsible for the construction means, methods, techniques, safety procedures and precautions of everyone working on the project. Subcontractors are hired by the GC to perform specific jobs as part of the overall project for example HVAC, windows, or painting.
In short, Contractors and the design team both have dedicated roles in a construction project. They fill out different aspects of a construction plan. Both are necessary to build architecture that is both beautiful in function and form.
