1. The general contractor bidding process

   All building plan created for the plan check and construction process are used during the bidding, contract signing, and building of a remodel. These plans are meant to be a core plan – so that any two contractors could receive the same plans and achieve the same end result.

2. Receiving bid packages

   To obtain bids on the project, a “bid package” is put together. It’s important to ensure all of the bid package information and plans are finalized and correct before starting bidding, finalizing contracts, or starting construction. This is especially true because whenever a change is made, the building plan must be changed as well, and the permit updated. Changes like this can cause huge delays in the schedule, while still paying overhead costs such as loan interest, utilities, etc. 
   
   BUILDING PLANS
   The bid package will include all building plans and designs. These plans are often used by suppliers and subcontractors to determine the costs to perform their activity.
   
   SCOPE OF WORK AND SPECIFICATIONS
   The scopes of work and specifications will include a general scope of work that applies to all vendors, such as scheduling, workmanship, and warranty, as well as activity specific scopes of work and specifications. 
   
   BID SHEETS
   There are also bid sheets, where vendors are shown how to break down their pricing, making it easier to compare costs and pricing among different companies. It is usually a standard form that each company will fill out to show how they arrived at their price – showing specific information like: estimated quantities, unit price, and additional costs if changes are made.
   
   SUBCONTRACTOR INFORMATION SHEET
   The subcontractor information sheets are used to capture key information about the bidding company in one document. Key information will include things like the company name, license number, insurance company, customer references, authority to sign, and insurance certificate. 

3. Bid Requests

   Once the bid package has been prepared, this bid package can be sent to contractors, requesting them to bid for the project. It’s ideal to include a deadline for the bid, giving the contractor enough time to review the package and prepare the necessary documents, while also trying to ensure the homeowner is staying on schedule. Once bids come in, you want to review the bids with your team and take time to meet with the contractor, to see which is the best fit for your project. 

4. Cost to Build Estimate

   During the bidding process, each contractor can also share an estimate of the cost to build. Make sure that whoever provides this estimate has worked on relevant projects in the area, so they have a knowledge of the local costs. You will also want to revisit the overall costs of the project incurred so far, and overall costs anticipated for the project, and use this information to update your budget.

A schedule should provide realistic time estimates and be regularly reviewed and updated as the project progresses. Reviewing and updating the schedule can simplify the project and lower expenses.

1. Schedule structure

   A Gantt chart approach is typically used to create a construction schedule. It can be helpful to centralize all of your remodeling information in the spreadsheet. Also, include your build schedule.
   
   You can easily access spreadsheet templates for construction schedules: https://www.vertex42.com/ExcelTemplates/construction-schedule.html
   
   

2. Time of year for the build

   When reviewing the schedule, you should consider which time of year is best suited for your construction project. For example, is there a particularly rainy or snowy part of the year that will make it difficult to deliver materials? 

3. Scheduling tasks

   A remodeling project can be a complicated. The construction schedule will lay out all of the critical items and steps that need to be fulfilled, and does so to ensure all of the team members working on the project know what is happening and when.
   
   A remodeling schedule should outline when each trade should start and end each activity, define material delivery dates, identify critical inspection points, and communicate to each person how their role affects the overall project. 

1. Inspections

   Inspections are a common occurrence during any construction project. This can include inspectors from your local building department who must give the okay before certain stages and be closed out. For example, it is common that an inspection will occur after electrical, plumbing and HVAC has been installed, to ensure it’s okay to cover.

2. Demolition

   First, a demolition will entail the removal of interior or exterior structures for the purpose of renovating a space, such as removing walls, ceilings, floors, or other structural components.

3. Framing

   Next, framing will go up to determine the new structures and walls that will create the decided upon rooms and space within the structure. The framing can be seen as the “bones” of the home.

4. Mechanical, Electrical, Plumbing (MEP)

   Following framing, MEP is when the veins of the home are put in place. This process can be rather long and tedious.

5. Plastering

   The fourth stage is plastering, in which insulation is placed in the walls, followed by drywall and plaster.

6. Final Finishes

   The final phase is installing of final finishes, such as cabinets, fixtures, painting, and wallpaper. of kitchen and bathroom cabinets and fixtures, finish carpentry, floor refinishing, painting and wallpaper.

To comply with regulations, a building inspection is necessary before covering any part of the construction. Inspectors require access to your work before closing or concealment, so it is important to schedule an inspection before covering up any part of the construction. All permits must be available at the time of inspection.

1. Detailed inspection

   It’s recommended that you and your contractor conduct a detailed inspection by yourselves first, setting aside a few hours to go through the home, carefully examining each aspect.

2. Weather and timing are important

   If the renovation is happening during cold weather, some building departments will allow parts of the outdoor work to be unfinished during inspection – but always be sure to check with your building department about the requirements for final inspections.

3. Job site requirements

   The following are required for inspection:
   The approved job copy of the plans and documents
   Permit Card
   Recorded Notice of Commencement
   Property address must be properly posted and visible from the street
   Job to be inspected must be accessible
   An OSHA approved ladder must be available if needed
   
   Source: miamibeachfl.gov

Architects typically offer a range of services. Organized into phases, such as: pre-design, schematic design, design development, plan check, and assistance with contractor and construction processes. Here’s an overview of what you can expect from each phase.

1. Information gathering during initial consultation

   During your first consultation with an architect, they will gather important information about your project. This will include the address of the renovation site, details about the building owner, and information about the zoning of the lot.
   
   Understanding the zoning of the lot is critical. It helps predicting the buildable area and relevant planning policies. It also includes the relationship with surrounding lots. For instance, if the lot is zoned due to a nearby public recreational space or oil well, there may be additional taxes or fees associated with construction work.
   
   

2. Dealing with Building Departments

   One of the advantages of working with an architect is their ability to communicate and collaborate with your local building department to obtain necessary permits, approvals, and inspections.
   
   Keep in mind that a home improvement project, wether it’s a bathroom, kitchen or home remodel, will require separate approvals from each office within the larger department.
   
   

3. Contract talks with architects

   When meeting with an architect for the first time, you will discuss and agree on a contract that outlines the scope of work and the architect’s proposed services based on your discussions. The contract will also include essential information about aesthetic and functional requirements and the agreed-upon contract period.
   
   Contracts with architects or contractors will normally be based on standard contract templates from the American Institute of Architects.
   
   –List of all current AIA contract documents
   
   

In this guide, we’ll cover some tips for budgeting and tracking your remodeling project to help you achieve your dream home without breaking the bank.

1. Budget

   Before starting a remodeling project, it’s important to have a clear understanding of your budget. This will help ensure that you don’t spend time designing a dream project that you can’t afford. Budgeting is a process that should be revisited multiple times throughout the project to ensure that it is fully developed. For instance, you should review and adjust the budget when you meet with your architect or general contractor and receive more accurate build-out cost estimates.
   
   

2. Loans pros & cons

   Effective budgeting is essential to avoid the risk of leaving a remodeling project unfinished, such as completing 75% of the work and running out of funds. This situation can lead to various problems, such as difficulty in accessing more funds once you have agreed to a loan and drawn out money. Additionally, you will continue to pay interest on the loan, along with your existing expenses like mortgage or rent while staying elsewhere.
   
   In addition to the financial implications, there are also legal and practical considerations to keep in mind during a renovation project. Depending on the extent of the work, your local building department may require that your home be deemed liveable before you can move back in. If your project exceeds the permitted scope, you may need to update expired permits, adding to the overall cost. It’s essential to factor in all of these potential expenses when creating and revising your budget.

3. Research remodels, gather data

   When budgeting, take time to research and consider:
   1) the average cost of the type of remodel project
   2) how much you are able and want to spend on your remodeling project, and
   3) how you will pay for your home improvement
   
   it’s important to consider all aspects of the process, including materials, labor, surveys, designs, and permits. These expenses can be divided into two categories: “remodel cost items” and “non-remodel cost items.” By taking a comprehensive approach to budgeting, you can avoid overspending and ensure that your project stays on track.
   
   Remodel cost Items: typically include the materials and labor directly related to the remodel, such as hardware, HVAC, electrical, doors, windows, lumber, and tiles. These expenses are essential to the actual renovation process and will likely make up a significant portion of your overall budget.
   
   Non-remodel cost items: expenses that are not directly related to the remodel project itself. These may include insurance, utility bills, permit fees, legal fees, survey costs, loan interest, and other costs associated with creating design plans.

4. Including interest and contingency plans

   To ensure you have enough funds to cover all aspects of your renovation project, it’s important to factor in anticipated loan interest and loan processing fees in your budget. Additionally, setting aside a contingency fund for unforeseen circumstances or unexpected expenses can help prevent financial strain during the renovation process. A good rule of thumb is to earmark a percentage of the overall budget, such as 10% of a $50,000 renovation, to create a financial cushion. This would mean putting aside $5,000 for miscellaneous expenses that may arise during the project.

5. Estimating tools

   Free home remodel cost calculators are available on various websites that can provide a range of potential renovation costs based on the type of work required and the location of the home. For instance, you can check out the Remodeling Calculator on www.remodelingcalculator.org or find many other calculators via a Google search. Using multiple calculators can give you a sense of different cost estimates, helping you create a comprehensive picture of your remodeling budget.

6. How to pay for a remodel

   Choosing how to finance your home remodeling project is a personal decision that depends on your financial situation and the scope of the project. If you have savings specifically set aside for the project, you may choose to use those funds. However, if the project is larger or you don’t have savings, a home improvement loan could be a better option.
   
   When it comes to home improvement loans, lenders have varying requirements that can change based on market conditions. To qualify, borrowers typically need to meet specific criteria, such as a minimum credit score, a maximum debt-to-income ratio, and a minimum down payment. 
   
   Learn more about key financing options for your remodel project – https://www.bankrate.com/loans/home-improvement/how-to-pay-for-home-improvements/