DESCRIPTION OF SERVICES

In every instance, we allow for individual contracts for the many services we offer. In this way, we allow our clients the unique ability to position our firm in their project so as to make the best possible use of our abilities and talents while limiting expenses; especially if they are using other design professionals in their project or are involved in a design-build process where certain aspects of the design program could be duplicated.

The general interior design process is broken down into three specific phases (outlined below) and managed in a way to keep the project moving forward. We have designed this process to ensure that adequate controls and reviews are in place. Client approvals at the end of each phase provide the move forward to the next.

The phases outlined may be modified, depending upon the complexity of the project to answer the client’s specific needs.

Phase I: Project Programming * Strategic Planning

Phase I defines the clients needs through programming and investigative work through meetings with the client and a review of existing work spaces, as may be appropriate. The objective is to clearly define the clients overall objectives, including budget, an analysis of work processes, a review of adjacency requirements, and an understanding of any special needs or requirements.

The above information is used to generate a preliminary space utilization plan from which the client will gain a broad perspective on how their new or renovated space will accommodate their needs, and is delivered in the form of drawings with critical information documented thereon, including the placement of furnishings (existing assets or new, as may be required), routing of data, electrical and telecommunications systems, etc. This plan does not typically include items of architectural interest or special design features. It does address code compliance issues, including egress requirements. Also included is a general estimate of costs for construction build out based upon industry and local construction cost averages weighed against the proposed space plan(s).

Phase II: Schematic Planning * Comprehensive Design Development

Phase II moves the project to a comprehensive design process where the approved space plan is refined, detailed and conceptual interior design approaches are explored and determined. The main goal is to produce a well defined concept for the entire interiors package and begin the process toward actual construction by making key decisions concerning the final project design.

During this phase, items of architectural interest and design effects are now detailed and applied to the approved space plan, the ceiling and lighting plan is developed, placement of electrical, data and telecommunication connections are determined, and millwork is detailed.

Included in this phase are color and material finish selections, including all interior door, hardware, millwork and decorative accessories. Budget(s) are reviewed and measured against the developing design to ensure Budget accountability, and the foundation for the final set of construction documents is established.

Phase III: Construction Documentation

Once the final design package and the preliminary Budget have been approved, the project moves to the construction documentation phase where specific drawings required for permitting are prepared. These documents include the necessary schedules, codes, detailing and written specifications required to obtain accurate construction costs (through the General Contractor), ordering of finish materials, and coordination of design-build services by sub-contractors.

In many instances, we will work with General Contractors to provide background plans and written specification to be incorporated into a comprehensive drawing package using the General Contractor’s title block and wet stamp for permitting.

Phase IV: Permit Review Services

The local building authority may, at their discretion, request additional information on the project from our office to satisfy their requirements for permit issuance. During the review process, if additional information is requested, a letter documenting what information is required will be issued to our office through the General Contractor.

In Phase (V), we will review and answer any and all requests made by the reviewing authority and produce, alter or document.

Phase V: Project Continuance

Phase V continues through the construction process during which we are available to the client, the general and sub-contractors to answer specific questions concerning the project design, design intent, use of materials, specifications, etc. We will, as time permits, make periodic visits to the construction site to review the project progress as an added convenience to our clients.

OTHER SERVICES

Preparation of Bid Documents:

Includes the preparation of all required materials including an invitation to bid, for the purposes of obtaining multiple proposals for construction, sub-contractor work, furnishings, equipment, or any combination of the above noted items. We will also receive all bids, review for accuracy and provide our clients with a contractor recommendation based upon the exactness of their response.

Construction Progress Reporting:

We act as the Owner’s Agent to review construction progress, conformance to the project design, design guidelines, and to monitor overall quality of materials used in the construction and their application. We conduct weekly project meetings and provide weekly reports of our findings with recommendations.

Relocation Coordination & Assistance:

We provide extensive coordination of moves to the new facility for new and/or existing assets, including assistance in coordinating electrical, networking and telephone transitions during the relocation process. This is a comprehensive service involving many disciplines and areas of specialization to minimize downtime and interruptions to operations during the relocation. This service is provided across town or across country as may be required.

ENGINEERING

States in the U.S. that require licensing for interior designers limit their practice to collaboration with up to three (3) engineering disciplines, and no more, in the design of any commercial interior space. Generally the three engineering disciplines are electrical, Plumbing and Mechanical systems for HVAC delivery (MFE). The addition of a fourth engineering specialty, such as those including structural requirements, require that all drawing packages for tenant improvements be drawn and stamped by a licensed Architect or General Contractor.

In most instances, MFE engineering services for the purposes of tenant improvement packages are established as a "design-build" contract performed in concert with, and managed by the General Contractor, with the cost for such included in the sub-contractor bids to the General Contractor. Because of this, Triantafyllos Design does not include this level of service in our drawing packages, but will assist the MFE contractors in the creation of plans and specifications through the issuance of background drawings of the approved space plan.

It is our belief that this level of service generally results in MFE services that are not "over-built", making the entire project more cost effective for the client.