domestic clients Outlined below are the stages involved in a domestic project. Please contact us if you would like to discuss any of the points in more detail - we are always keen to hear about your interesting projects.   1. Initial Site Visit After early conversations an initial site visit will be arranged, where we meet you to discuss your requirements. There are many factors that can affect a site and any subsequent design. We have a wealth of experience and success in gaining approvals for difficult and straightforward sites, and we will use this knowledge to best inform you from the outset of the viability of your project.   2. Sketch Proposals Based on your requirements, and any enquiries with the local planning department, preliminary sketch designs and options will be produced. Once complete, we will sit down with you to discuss the proposals and explain the  pro's and con's of each option. Once the sketch proposals have been fine tuned they form the basis of the design, and are drawn up in detail on our computerised CAD sytems. 3. Planning Application Planning regulations and permitted development rights have changed recently, and planning permission may not be required. However if planning is needed, we will collate all the required information to submit an application on your behalf. If we believe it is necessary we will submit a pre-application enquiry, so that we can gain some initial feedback from the planners.  Whilst no-one can guarantee that you will obtain planning approval, this process raises any concerns prior to making the application. We make regular contact with the planning department whilst an application is being considered so any concerns can be dealt with quickly, and we will keep you informed throughout the whole process. 4. Building Regulations Application After planning approval, a building regulation application should be submitted. A building regulations full plans application consists of a set of drawings that sufficiently detail a project, ensuring it complies with the  statutory requirements. A set of building regulations drawings will offer sufficient detail to gain approval, but are not fully detailed for construction or pricing purposes. If you are confident in dealing with builders, this may be all the information you require. However, for the majority of situations we recommend that you have a full set of tender drawings to obtain the most accurate price for the building works.   5. Tender Package In order to obtain the best value, we tender the project to a number of builders.  A tender package will consist of all the required drawings, details and specifications to obtain accurate prices from builders. If required we can recommend a number of local contractors we have worked with in the past. Generally we will send the tender package out to at least four company's, so we have a good idea where the best value lies. When tenders are returned they are analysed against time, quality and cost criteria, before a contractor is chosen. 6. Appointment of Contractor Once we are satisfied that the contractor has included all the elements within his price, we will officially appoint him on you behalf. A standard JCT contract will be completed which protects the interests of the both the client and the builder. Timescales, working hours, payment schedules and other relevant details will be agreed, which then form the basis of a contract.  Acting on your behalf we oversee the terms of the contract during the course of the project.   7. Start on site When work starts on site we will make regular site visits to inspect the work, and answer any queries the contractor may have. We can carry out cost valuations for your lender and check the progress and quality of the work before any invoices are paid. Our involvement at this stage helps to reduce your stress as the client. It is always our aim to ensure that projects run smoothly by resolving any concerns before they become an issue. As part of the process we also manage variations requested by the contractor and establish any cost changes that may occur, only when we are satisfied they are valid will we sanction the change. 8. Completion On completion of a project we will make a final inspection and if everything is satisfactory we will issue a completion certificate. Depending on the value of the work, and the type of contract, there will often be money held back for a short period. This allows any  defects to be highlighted and rectified by the contractor before final payment is released.