Home Design Process - Annilee B Waterman Design

Custom Ranch home in North Texas design by Annilee Waterman

As an independent designer, I work remotely with clients worldwide, providing services tailored to the DIY client who plans to manage their project alongside their builder or contractor. I provide the initial design phases, project drawings, and some selections if requested. After that, you, the client, take over and manage the project through construction.

Things to Consider Before the Initial Design Meeting

Before diving into the design process, it’s helpful to consider factors that will impact both the design and budget. Reviewing this list and doing your own research on what matters most to you will ensure a well-planned and efficient project. You don’t need to make all the decisions upfront, but knowing which choices are on the horizon can help minimize pain points and ensure the design meets your needs from the start.

Structural and Building Systems

Trusses vs. Rafters – Choose based on budget, attic space requirements, and roof complexity.
Wall Thicknesses – Consider insulation needs, structural requirements, and energy efficiency.
Ceiling Heights and Types – Flat, vaulted, coffered, or exposed beams can impact aesthetics and HVAC requirements.
Foundation Type – Slab, crawl space, or basement, depending on soil conditions and climate.

Mechanical, Electrical, and Plumbing (MEP) Systems

HVAC System Type – Central air, ductless mini-split, radiant floor heating, or geothermal.
Water Heater Type – Tank vs. tankless, electric, gas, or solar water heating.
Electrical Requirements – Plan for outlets, switches, smart home systems, and EV charging stations.
Plumbing Layout and Fixtures – Consider water-efficient fixtures and plumbing chase locations.

Materials and Finishes

Exterior Cladding – Brick, stone, stucco, wood, metal, or fiber cement.
Roofing Materials – Asphalt shingles, metal roofing, tile, slate, or green roofing systems.
Insulation Type – Spray foam, fiberglass batts, or rigid foam for energy efficiency.
Interior Finishes – Flooring, wall finishes, cabinetry, and trim details.

Environmental and Sustainability Features

Energy Efficiency – Solar panels, energy-efficient windows, and high-performance insulation.
Water Conservation – Low-flow plumbing fixtures, rainwater harvesting, and greywater systems.
Sustainable Materials – Reclaimed wood, recycled content, or low VOC materials.
Passive Design Strategies – Natural ventilation, solar shading, and thermal mass.

Site Considerations

Views and Sightlines – Lot or exterior features to be highlighted
Topography and Drainage – Grading, retaining walls, and drainage planning.
Sun Path and Orientation – Maximize natural light and passive solar heating.
Outdoor Living Spaces – Patios, decks, pools, and landscaping design.
Access and Driveways – Vehicle access, parking, and pedestrian pathways.

Cultural and Lifestyle Considerations

Feng Shui – Placement of doors, windows, and rooms to enhance energy flow. (Please note I am not a Feng Shui expert and do not offer this service.)
Universal Design and Accessibility – Aging in place, wheelchair accessibility, and adaptable spaces.
Pet and Child-Friendly Design – Durable finishes, safety features, and functional outdoor areas.

Smart Home and Technology Integration

Home Automation Systems – Lighting, security, HVAC control, and audio-visual systems.
Networking and Connectivity – Wi-Fi coverage, Ethernet cabling, and smart device integration.
Security Systems – Cameras, smart locks, and alarm systems.

Aesthetic and Personal Preferences

Architectural Style – Modern, traditional, farmhouse, contemporary, or storybook style.
Interior Design Themes – Minimalist, eclectic, coastal, or mid-century modern.
Color Palette and Lighting Design – Coordinated color schemes and layered lighting plans.

Additional Consultants to Consider

Structural Engineers
Landscape Architects
Swimming Pool Designer
Custom Window Treatments
Feng Shui Consultant
Smart Home Consultant
Alternative Energy Consultant

I. Pre-Design Phase

This phase involves the initial design meeting and email exchanges where you provide as much information about your project as possible. This includes your needs, requirements, requests, timeline, and budget constraints. Before any plans are started, I will investigate site restrictions and local regulations to ensure feasibility.

Client Consultation and Needs Assessment

Establish project goals, budget, and timeline.
Identify your lifestyle, preferences, and functional requirements.
Discuss site constraints, zoning regulations, and potential challenges.
Gather inspiration and initial vision through mood boards or reference images.

Site Analysis and Context Study

Review surveys, satellite images, and Google Maps to understand topography, orientation, and natural features.
Analyze surrounding context, including neighboring structures, views, and environmental factors.
Study climate conditions, prevailing winds, sun path, and local ecosystem.
Document site dimensions, access points, utilities, and potential restrictions.

Programming

Develop a list of spaces and their required functions.
Determine spatial relationships and adjacency requirements.
Prioritize spaces based on your needs and lifestyle.
Consider future adaptability and flexibility of spaces.

Feasibility Study

Evaluate feasibility concerning zoning, permits, and site constraints.

II. Schematic Design Phase

In this phase, I work independently to develop the floor plan, site placement, and roof massing. I use furniture placement to assist with flow and space planning and place fixtures and fittings, such as major appliances and cabinetry, for general function and spacing.

I work through this level of design to ensure the floor plan can be developed further with realistic site placement and roof design. Since I work exclusively with 3D BIM software, everything is created in full 3D for maximum development in this phase.

I expect collaboration and revisions after this first draft, as new ideas are often sparked once the initial design is presented. A complete change at this point will be considered a redesign, not a revision.

Concept Development

Establish design philosophy and guiding concepts.
Explore spatial organization, massing, and form.
Develop interior layouts, including furniture placement and circulation paths.
Consider circulation patterns and functional flow.
Integrate contextual and cultural influences, if provided by you, into the design vision.

Preliminary Layouts and Space Planning

Explore different layout options to optimize functionality and aesthetics.
Develop preliminary floor plans, including room sizes and relationships.
Test multiple design solutions for spatial efficiency and user experience.
Review circulation, accessibility, and visual connections.

Conceptual 3D Massing and Sketches

Generate 3D massing models for form exploration, particularly for heights, levels, and roofs.

Design Iteration and Refinement

Send initial plan, including floor plan, general project stats, and 3D renderings.
You provide revision requests.
Plans are updated and refined accordingly.

Preliminary Engineering & Cost Review – BY CLIENT

Rough cost estimation to ensure alignment with budget constraints.
Plans should be reviewed by a local structural engineer for any concerns or local requirements.
If value engineering is required for budget, you will provide all pertinent design changes.
Adjustments are made as necessary to meet budget and engineering requirements.

III. Design Development Phase

After schematic design approval, I refine the plan’s details. This includes adding any specified appliances, fixtures, or fittings, adjusting window styles or sizes, and incorporating moldings, cabinetry details, fireplace details, plumbing, and selected materials.

Detailed Design and Spatial Resolution

Refine floor plans, elevations, and sections with accurate dimensions.
Resolve structural elements, such as load-bearing walls and beams, as per local structural engineers hired by you.
Integrate mechanical, electrical, and plumbing (MEP) considerations.

Material Selection and Finishes

Refine materials for exterior cladding, roofing, and interior finishes.
Materials can be provided by you or selected by me if hired to do so.
Create material boards or digital mock-ups for approval.

Lighting Design and Daylighting Strategy

Plan artificial lighting with layers: ambient, task, and accent lighting, including switch and outlet placement.
Integrate lighting with architectural elements for enhanced aesthetics.

3D Visualization and Rendering

Refine realistic 3D renderings and walkthroughs for presentations.
Use virtual reality or immersive experiences for better spatial understanding.
Communicate materiality, lighting, and spatial quality through visuals.

IV. Construction Documentation Phase

In this phase, I develop the detailed drawings and documents needed for construction and permitting. These are not shop drawings but are intended to communicate the design intent clearly to builders and permitting authorities.

Detailed Construction Drawings

Dimensioned Floor Plans – Including room dimensions, wall locations, and layout of fixtures and fittings.
Elevations – Exterior and interior elevations showing window and door placement, materials, and finishes.
Sections – Cross-sections to illustrate the relationship between floors, walls, and roof elements.
Detailed Wall Sections – Provided where necessary to explain construction details and material transitions.
Reflected Ceiling Plans – Indicating ceiling features, lighting layout, and switch placements.
Electrical Layouts – General layout for outlets, switches, and fixture placements.
Window and Door Schedules – Detailed schedules specifying sizes, types, and materials.

Structural and MEP Coordination

Structural Elements – Coordinated with local structural engineers hired by you.
Mechanical, Electrical, and Plumbing (MEP) Coordination – Ensuring integration with architectural plans, but detailed design is by MEP consultants hired by you.

Permitting and Approvals

Documentation Preparation – For building permits and approvals.
Compliance Review – Addressing zoning requirements, building codes, and safety regulations.
Submission and Review – Submitting drawings and specifications to relevant authorities.

Note:
These drawings do not include shop drawings for cabinetry, countertops, fixtures, or fittings. Custom fabrications require shop drawings from contractors who will take their own site measurements.
I am not an engineer and do not present myself as one. All structural elements, including foundation, roof, framing, and shear walls, must be designed by a local engineer to meet local codes and site conditions.

V. Bidding and Contractor Selection – BY CLIENT

This phase is handled by you. I am not involved in contractor selection but am happy to coordinate with your contractor or builder as needed.

Contractor Selection and Bidding Process
- Use prepared drawings and specifications.
- Invite qualified contractors for bidding and review submitted proposals.
Negotiation and Contract Award
- Negotiate contract terms, scope of work, and payment schedules.
- Finalize agreements, including warranties, insurance, and responsibilities.

VI. Construction Administration Phase – BY CLIENT

This phase is managed by you and your contractor. I am available to provide design clarification or new drawings if change orders are requested (additional fees apply).

Site Supervision and Coordination – BY CLIENT

Site Visits – Conducted by your contractor to monitor construction progress and ensure quality control.
Coordination – Your contractor coordinates with subcontractors and consultants.
Design Clarifications – I am available to provide design clarifications as needed.

Shop Drawings

Cabinetry, Countertops, and Custom Fabrications – Obtain shop drawings from local contractors who will take their own site measurements.
Review and Approval – Shop drawings are reviewed by you and your contractor for accuracy before fabrication.

Change Orders

Change Requests – Any design changes requested by you during construction should be submitted as a change order.
Cost and Schedule Adjustments – Managed by your contractor. I will provide updated drawings if needed (additional fees apply).

Quality Control and Inspections – BY CLIENT

Inspections – Conducted by your contractor at critical construction milestones.
Adherence to Design Intent – Ensuring construction aligns with design documents and codes.
Deficiencies and Corrections – Your contractor will address defects or deviations with corrective actions.

Project Close-Out and Handover

Final Inspections – Conducted by your contractor, ensuring all work is completed as specified.
Punch Lists – Created for any deficiencies or incomplete work.
Documentation and Handover – Ensuring proper documentation of warranties, manuals, and as-built drawings.

VII. Post-Construction and Follow-Up

Move In and Enjoy Your New Home!

Celebrate Your Achievement – You’ve brought your vision to life—congratulations!
Create Memories – Begin making memories in your beautifully designed space.

Photos and Documentation

Share Your Photos – I’d love to see how the space looks once it’s fully decorated and lived in. Please share your photos with me!
Professional Photography – For larger projects, I may hire a local photographer to professionally photograph the finished project. I’ll coordinate this with you in advance.

Portfolio and Marketing Use

Project Documentation – I will use before, during, and after photos, as well as renderings, walkthroughs, and VR tours, in my portfolio.
Marketing and Social Media – These visuals may also be featured in my marketing efforts, including social media posts, to showcase the design journey and final result.

Note: Any photos used for marketing will respect your privacy, and I’ll confirm your comfort level with public sharing before posting. I will never share your personal information, address or photos of you or your family.