BLACK FLAG DESIGN
PROCESS
Every client and project is unique, and our design process is tailored to ensure we create the best possible outcome for you. While we generally follow the standard Design-Bid-Build workflow outlined below, we are also flexible and can accommodate Fast-Track, Design-Build, and other approaches as needed.
01 | Schematic Design
Research.
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To ensure we not only meet but exceed your expectations, it's essential for us to fully understand your needs. At the start of our collaboration, we'll ask you to complete a detailed client questionnaire. This helps us gain deeper insight into your vision and requirements. Additionally, we will engage in preliminary discussions with your Authority Having Jurisdiction (AHJ) to clarify their project requirements.
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We'll also present you with a collection of precedent images to better understand your design preferences and to help generate the initial diagrammatic concepts for your project.
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We recognize that you have specific goals, the city has regulations to navigate, contractors require clear directives, and our ultimate aim is to create a beautiful project. Throughout our process, we strive to ensure that everyone involved leaves with results that exceed their expectations.
02 | Design Development
Refine.
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In this phase, we will take a closer look at the concepts developed during Schematic Design. Our focus will include exploring lifestyle considerations, understanding how the space will be utilized throughout the day and across different seasons, and addressing the unique needs of individual areas, such as kitchens, bedrooms, and family rooms. Additionally, we will prepare and submit a preliminary drawing set to the Planning Department and the Homeowners Association (HOA) at the conclusion of this phase.
03 | Construction Documents
Detail.
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This phase is the most extensive and intricate, akin to creating IKEA-style construction documents for your entire property. Here, we make crucial decisions regarding the finer details, such as the colors of plumbing fixtures and the materials for cabinetry. Every fixture and finish will be finalized during this stage.
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We will gather various product samples and present the material palettes to you in person, ensuring that your vision comes to life. You'll also have the opportunity to see your project's first photo-realistic 3D renderings during this phase. Additionally, we will develop all necessary details and prepare the final submission to the Building Department to obtain the required permits.
04 | Bidding & Negotiation
Estimate.
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As we approach the completion of the drawing set, we will begin contacting our network of contractors for bids. We carefully review these proposals to ensure their accuracy and present them to you for your consideration. While the industry standard is to provide a comparison of three bids from general contractors, we are more than happy to accommodate a specific contractor you have in mind.
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We will offer our professional recommendations, but ultimately, we are here to support you in making the decision that feels best for you.
05 | Construction Administration
Engaged Oversight.
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Every project can encounter moments of uncertainty. Contractors may have questions, and clients may request last-minute changes, but rest assured, we are here to assist every step of the way. We conduct site visits as needed and hold regular meetings with the Owner and Contractor to ensure everyone stays aligned.
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Once the project reaches substantial completion, we will arrange a thorough walkthrough with you to review the results together.