FAQs

1. A simplified, economical design process for the budget conscious :

The design process can be complex and often many decisions must be made. We can simplify this process to help transform your vision into reality, or simply to create drawings needed to get a building permit quickly. The process will vary depending on the size of your project. It can thought of as problem definition, and then working to find right solution based on your budget, the time available, stylistic preferences, or other considerations.

Communication is important. We will meet in person to begin with. Then switch to telephone chats, email notes and pdf sketches, drawings, and photos using the internet to enhance ideas and exchange information so you can make informed decisions. For simple projects, there is minimal time required from you, as you can depend on our experience. However, if you desire very high quality design, consultations can be extensive. Your time is probably valuable, so we work to minimize interrupting you by using emails. This way we also have an email trail of our discussions and decisions for reference, that is accessible anytime, anywhere.

Experience is important. Our practical experience in construction , on job sites, means that our drawings clearly show your contractor or handyman what to do, how to do it, and what materials to use. Our experience interacting with the planning / building / fire marshal departments can minimize your contacts with those frustrating bureaucracies. Actual earthquake repair experience is an added benefit in the construction details built-in to the drawings.

Artistic considerations are important. As building designers we are sensitive to the artistic qualities of your project. We work to integrate attractive, eye catching ideas into the plans. Textures, materials, proportion, style, light, colors, fixtures, landscaping, views, noise, privacy, traffic flow, curb appeal are all taken into consideration for each project. Good design doesn't need to cost more. Restyling older " Mid Century" tract homes is becoming popular.

Paying for your plans. We require an initial deposit after your signing the contract, in order to begin work on the plans. After substantial work is completed, progress payments are paid up to the value of the completed work. By the time plans are ready to submit for permits, most of the design fee has been paid by the progress payments, and the final payment is due in order for the plans to be submitted for permits. Infrequently, there are additional " Change Order fees" for revisions to drawings already completed.

Permit or no permit.   While it is highly recommended that you obtain a building permit for your job, we also do planning and drawings for jobs where the owner is not going to get a permit. Even when you are going to build without a permit, having drawings will help make sure things get built correctly. And, in case at some later date you get a citation for building without a permit, at least you will have your " As Built " drawings to use to show what was done, how it was built, etc., when dealing with building inspectors.

Plans Save You Money. The money you spend on plans will mostly be recouped in the form of the savings you will make by being able to " shop around " your plans for bids from several contractors. The old rule of thumb is to get at least three written bids from contractors, and then choose. Contractor's prices will vary depending on how busy they are. Someone with a lot of work is " fatter ", and will be bidding higher, whereas somebody looking for the next job may be more competitive. But, ALWAYS check out references, to make sure you are getting somebody with good references. Make sure to check out at least three references, to assure they are honest.

PHASE 1: Define Scope and Create Initial Designs:

1. Hold initial consultation.

At our first meeting (held usually at the client’s residence or business) we will discuss your “wish list,” lifestyle, preliminary design ideas, construction costs, scheduling, scope of services, and city requirements needed to complete your project.

2. Prepare and deliver a written proposal to you.

The proposal describes the general scope of work, our fees, services, and list of other recommended professionals for your project (i.e. civil engineer, soils engineer, energy compliance, etc.). Often, we email the contract as PDF to you, you sign it, rescan to a PDF , and email it back to AZURE. At this time, you will also pay a deposit so we can begin the design and drafting on your project.

3. "GREEN BUILDING":

We can discuss options involving passive solar heating, solar electric, solar water heating, insulation upgrades, energy efficient appliances, using recycled materials, recycling of construction debris. There are even special rebates available from PG&E , the water companies, and even the state and local governments for some " Green Building " parts of the building project.

PHASE 2: Drawing the plans:

1. Draw a "Site Plan "
After the Proposal is accepted, we set-up an appointment to take measurements at your property, fine-tune your "wish list," review pictures from magazines, etc. , as necessary.

Then drawings of the site and existing floor plan (as built) are made.

We prepare the site plan to research the city/county setback and other requirements for your project.

2. Prepare a conceptual design

We now have direction from both the client and city/county, and can proceed to the preliminary design, which would include Conceptual floor plans ( a "bird's eye view) and elevations ( the side view as you would see it while standing off at a distance.

3. Review conceptual designs

We review the conceptual floor plan designs with the clients, and refine them. For economy jobs, this is done via email of PDF scans of the drawings, and telephone conversations. We know your time is valuable.

4. Review conceptual exterior elevations

Pending approval on above, we develop exterior views (elevations) in keeping with the proposed architectural style.

5. Engineering

Some projects may require engineering services which are supplied by licensed engineers, such as Structural, Geotechnical ( foundations), Geological, or Energy Compliance. Unless the job is on a hillside or has an unusual 2 story design we are usually able to use the standard construction techniques as defined by the Building Code and avoid expensive engineering costs.

If your project involves complicated earthquake ( seismic ) retrofit of an existing building ( especially hillsides or multiple-story buildings ), there will be engineering costs.

6. T24, what is that ?

You may have heard the term, "T24" or "Title 24". This refers to energy conservation regulations of the State of California. Usually, with a room addition, a large remodel, and always for a new building, the plans need to be reviewed by a special Energy Compliance engineer, who analyses them and then creates a printed set of instructions detailing things like insulation, lighting, heating, windows, and water saving fixtures. The goal of the T24 regulations is to "build in" energy conservation for all new construction. For a smaller remodel this can cost about $300.

7. Finish the drawings and make prints ( sometimes called "blueprints")

After the artistic design phase is done is draftsman completes the drawing package with numerous detail drawings, manufacturer's instructions and information ( sometimes called " cut sheets" by contractors) and various printed notes that show and explain how the project is built.

PHASE 3: Start the Building Permit Application:

1. Submit drawings and pay the initial building permit application fee.
2. Some projects may require a zoning permit, and that is an extra process and fee.
3. City and county planning departments review construction documents for conformance to the various building and safety codes and for zoning conformance to local and state requirements.
4. Fire Departments in some jurisdictions also do their own, separate plan check, and require an additional plan check fee and sets of prints.
5. "Plan Checkers" forward comments to our office where we make further minor modifications/notations. This can be a problem sometimes, depending the city or the individual plan checker. Sometimes a "nitpicker" can make excessive comments. Sometimes there different interpretations of the building codes between the draftsman's understanding and the plan checker. Sometimes the plan checker is unaware of other existing conditions in an existing building which required an unusual "work-around" solution in the plans. Sometimes, new changes in the building code are published.

      The point here is that we strive to work towards an economical solution with the plan checker, in a professional and friendly manner.

      Rework of the drawings and making new prints can happen, and if it is substantial we will add an additional charge to the cost of design contract, termed a "change order" in order to rework the drawings as requested by the plan checker.



6. Re-submit construction drawings and documentation to agencies. Additional sets of construction documents are printed and re-submitted to the city / county office for final approval of building permit.

PHASE 4: Pay for the Building Permit and Pick -up.

1. There are additional fees collected before the plans are released. These can be substantial. They represent costs for many things besides the plan checking and the building inspector visits to the site.

      After Proposition 13 was "voted in" back in 1978, cities and counties in California had their property taxes essentially frozen. As a result, in order to find enough money to run the local government services they began to add extra fees to building permits. Essentially, these fees are taxes for things like schools, roads, parks, fire and police services.

2.   At the final permit payment time another important legal document must be signed. This has potentially significant consequences for the owner of the property. The " Owner / Builder " statement requires the property owner to sign a legal document stating that they will provide medical and disability insurance for any workers on the site, who aren't already covered as employees of a licensed contractor working at the job.

3.   If a licensed contractor has been hired for the project, they may pay for and pick-up ( " pull the permit" ). The contractor must also sign a similar workmen's compensation legal document.

PHASE 5: Doing the project:
1. Feel free to call and ask questions during the bidding or building process.
2. Project Management services are available at extra cost.
3. Color consultation is available.
4. Landscape design is available.
5. Real Estate consulting is available.

Here's wishing you a good experience in improving or maintaining your building from.......

AZURE Building Design

" Building Value Since 1978"

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2.    Code Enforcement citations:

Need help after a visit by a building inspector who wrote up a citation ?
The planning departments of all cities and counties around the SF BAY AREA all have " Code Enforcement " departments whose job is to go out and inspect buildings and yards after a complaint is made.

Who is complaining? Sometimes it's a neighbor, sometimes it's a tenant, sometimes it's a regular building inspector or fire marshal doing an inspection somewhere nearby. Maybe it's a neighborhood association. The complaint process is often done online, and it is anonymous......meaning you won't be told who made the complaint. So, if the inspector says he ( she ) can't tell you, it's true. They can't, and won't tell.

Before you are contacted by a Code Enforcement inspector, the department will research the title and the tax assessor's records, the zoning classification, any special

" Use Permits" , and the building permit history for the property. A preliminary "drive-by" or walk around ( off the property ) may have also been done. So, when an inspector finally contacts you to set up an appointment to visit the property, there is a collection of info about the situation.

Do you need to let an inspector on your property? Yes. The building inspectors have a legal right to come on your property for an inspection. They have legal authority similar to the police.

What sorts of things is the Code Enforcement inspector looking for ? The inspector is responding to specific items. However, they will also be looking at the general, overall conditions of the property. So, things like fire safety issues, plumbing and heating, electrical systems, smoke detectors, bedrooms, kitchens and bathrooms, windows, decks and stairways, garbage and trash collection bins, parking, and permitted uses will all be observed. Anything that endangers the " health and safety " of the building occupants or visitors or neighboring structures or property may be required to be fixed.

Construction done without a building permit: If you or a previous owner did remodeling or added a room or converted a garage into a living space you will need to submit plans and apply for a building permit. However, this doesn't always mean you can keep the improvements in place. If the addition was made into the " Setback" areas along the property lines, you will probably have to demolish it. If you converted the garage into living space, you probably don't have enough " off street parking " now, and will need reconvert the garage into enough space for the cars. If you had decks built poorly or without the required railings ( called " guards" ), you may have to " retro-fit" the carpentry in order to " meet building code" .

After a Code Enforcement inspection, a report will be written up. Sometimes this is done right then and there. Often, if the situation is complicated, a formal letter will be sent by mail. The letter is known as a " Correction Notice", and will list all the things the inspector found that need to be fixed. This notice is only a beginning, and further inspections to verify that you have made the corrections may require additional work on your part.

Some inspections will require work be done that requires you to get a building permit. Some small repairs can be done with just an " Express " or " over-the-counter" permit. However, other changes may require you to get a regular building permit, and that means you will need to submit a set of plans ( some times called " blueprints " ) prepared by a professional draftsman, designer, architect, or engineer. Some contractors have this skill, or have someone they use to draw plans.

" As Built " Plans, are drawings of the existing conditions. Often, when construction was done by a weekend remodeler, a handyman, an illegal "contractor", or even a real contractor, no plans were drawn, because the whole building permit was being avoided. In this case, the plans need to be drawn based on what was built. These drawings will be added to the other drawings needed for the building permit application. Your professional drafter, designer, architect, engineer, etc. will know what drawings are needed.

Can I draw my own plans ? Unfortunately, the building code and local requirements are now so complex that only a professional can prepare plans which can successfully go through " plan check " at the building department. It is not necessary for all plans to be prepared by a licensed architect or engineer, though.

Resolving the Violation:

A citation from the planning department should be viewed as just as serious as getting a traffic ticket from a policeman. You have a short amount of time to contact the inspector and discuss the problem and ask for ideas about how to solve the problem.

Be courteous when dealing with the officials, as they can make your life very difficult if you aren't respectful.

COMMUNICATE with the inspector who is handling your case on a timely and regular basis to let them know you are working on solving the problem. A quick weekly call, voicemail, or email is all that's needed to let them know you are taking the needed steps to meet their requirements. Don't "drag your feet" or lie, as enforcement actions can be "ramped up" to " encourage" your compliance.

Simple problems may be resolved by a plumber, an electrician, a carpenter or handyman. Find a couple to come out and look at the problem and give you a bid. If a simple " over-the-counter" permit will do the trick, great.

Otherwise, you will need to shop for a professional drafter, designer, architect, engineer to start working on your plans. Use Google or the online yellow pages or the local phone book or newspaper ads to find the type of pro you need to draw your plans. Get estimates from three. Plans cost from $500 to $1000 a page ( a standard drawing measures 2 ft. x 3 ft. ) from reputable pros, and even more from structural engineers.

APPLYING for the BUILDING PERMIT: Visiting the planning department can be a confusing and frustrating experience for most " civilians". You may want to have your design professional go with you or go for you. All permit applications require the payment of a fee, up front. Additional fees will be calculated during the plan check process.

Call the planning department first to ask about what days and what hours they are open for submitting plans. With the budget cuts, most departments now have cut back on their "public" meeting times.

If your project can be done with a simple drawing, an "Express" permit may be possible. Your design professional or your contractor can go in an get that and pay the fees for you.

More complicated plans may require a meeting or two by your designer with the plan checker.

"Picking Up" or " Pulling" your permit: These are slang terms for paying the remaining permit fees, signing the various forms, and actually getting the paper permit card and a set of "stamped approved" plans to take to your job site. This is when you pay the extra fees. The fees represent the cost of the plan check, the fees for the inspections, and other fees such as construction debris recycle deposit, park and road development fees, school fees, etc. etc., and all sorts of other fees and taxes collected nowadays by planning departments. ( these fees are basically taxes used to cover local govt budgets ).

GETTING THE WORK DONE:

If you had plans drawn for your repair work, then you are now ready to save enough money to pay you back the money you spent getting plans drawn. How's that?

Here's how: Make a couple sets of plans at FedEx / Kinkos or the blueprint shop on 11 x 17 inch paper. Find the tradesmen in the classified section of the local newspaper, www.ServiceMagic.com, www.YellowPages.com, Google, etc., and call 6 to 8 to ask for them to come by to look at the job.

Some will show up, some won't. Some who show up you won't like. To those remaining, give a set of plans and ask for a written bid. Give them at least a week, because they are working guys, who are doing the work in the field and also bidding jobs.

Obtain at least three written bids. Then review them, ask for references, and call to check out the references. Talk with the contractors again, to verify you and they are bidding the same work with the same assumptions.

By this time, it is probably obvious to you who is qualified to do the work at the right price. The cheapest isn't always the cheapest.

USING THE CHEAP "MEXICANS" and handymen: Realize that the illegals are taking Americans jobs. Realize that any unlicensed workman who gets hurt on your job can sue you. With the economic recession many illegals who formerly worked under supervision of an experienced contractor are now out of work, working on their own without complete understanding of what they are doing or how to do problem solving. They don't clearly understand the building codes. So, unless you are a competent builder, plumber, electrician, designer who can oversee the work, you can end up with unexpected problems later which will make that cheap price, not so cheap.

So, really try to hire real, legal citizens, and licensed contractors. Ask for the contractor's license number and check it out at the state website: www.csclb.gov. Verify they are in good standing and that there aren't numerous complaints.

GETTING PROGRESS INSPECTIONS: Your building permit will indicate what sorts of inspections are required. It is absolutely essential that your contractor call in for these inspections. Usually there is a required one or two day lag between when the call is made for an inspection and the day the inspector shows up. Review the inspection card frequently to assure that the inspector has "signed off" on each required inspection, before other work is done which would cover-up the stuff to be inspected.

Don't be too alarmed if the inspector won't sign off , and requests some minor additional " fix ", and a re-inspection. This seems to be common policy in most jurisdictions around the SF BAY AREA aimed to collect extra inspection fees to help support the local gov't, and doesn't necessarily reflect on the quality of work done by your contractors. It's unfair and expensive, but that's life in California, now. It's a form of unvoted taxation, that you can't really fight because they have all the power.

Finishing up your "Code Compliance" problem:

When the work has been finished to your plans, the contractor will call for Final Inspection. The inspector will do a final walk through. Maybe a minor fix and a re-inspection will be required, but the Final Inspection will get done, because the inspector needs to "close" the case and keep his caseload down.

Finish paying your contractor, in full. Some recent immigrants to this country from India and the Middle East are used to "renegotiating" the final payment, because that is common practice in their countries. In America, that is not acceptable, and leads to a lot of bad feelings towards immigrants from those countries by American contractors.

Contact the "Code Enforcement " inspector and inform him or her of the completion of the work and the sign off of the Final Inspection.

YOU'RE DONE. !