To read the first part, please click here.
After you have finished the stages in the first part, more or less, there will be no more major movement in the the floor plan. If you have some serious concerns regarding this, like a wall you want to move/remove, talk it out with the architect first. Although I'm sure it will be doable, it might be a little bit expensive to knock them down or make other changes. He will be able to give you advice about other options you might want to explore and tell you just how much work each entails.
When you have finalized the design from part 1, here are the next stages you need to think about:
1. T&B LAYOUT & DESIGN
Usually, you will have to follow the layout indicated in the architectural plan. As much as possible, don't change this, especially if it doesn't any serve any real purpose aside from aesthetics. If you are the type to be
very particular in bathroom design, I suggest that you at least have an initial layout of the fixtures (WC, lavatory, faucets, showers, drains, etc.) and incorporate this in the plan beforehand because changing it at this stage will affect the piping. Yes, it is doable but it will also cost money- money that is not yours, by the way.
You might say, "but the client is paying me to make everything beautiful!" Yes, buts it is also our job to help the client with expenses- there is also such a thing as professional work ethics (I will probably
post this in the future).
Another thing that you will have to decide early on is whether you will have a "step-down" going to the shower or a zocalo. Decide if you are going to be using an enclosure and what kind. You can go for the ever popular glass enclosure, whether w/ frame, frameless or semi-frameless. You can just have a plan shower curtain. I have also seen some make use of a combination of walls w/ glass. You can even incorporate wood. You will also have to locate any built in niches that will serve as a ledge for bathroom products such as soaps and shampoos.
Assuming that you are satisfied with the layout, the next thing to decide and source is the tiles. You have decide what kind you will be using for the floor, walls and if you have an accent. For floors, you will want something non glossy and possibly textured. For walls, it may be the same color, a complementing shade, a contrast. Whatever you think will look good. You can have an accent tile, ones with print or design, mosaics, stone etc. Always remember though, to compare all tiles side by side, to see if they will look good together.
Also, don't just pick what looks good, pick what will look good in the space- it might be elongated, square, irregular, small, large, circular- whatever it is, layout the design of the tiles according to what will complement the shape and size of the area.
Once you decide the tiles you want, jot down the codes and sizes. This is important because not all times are sized the same. You have the standard 30x30, 40x40, 60x60, 30x90, 90x90 but you will also get irregular sizes, most of the time from imported tiles (italian).You need not buy them now but give the code, size and price to the contractor/architect so that they can calculate the quantity of tiles, expenses and they will also take care of reserving the right number (w/ 10% allowance).
The next step is to have them layout the location of tiles, using a pencil, on the floors and walls. This will minimize error and you will be able to change the orientation of the tiles even if they are not yet installed.
The last thing you need to source is the fixtures. Although, from the very start you must already have an idea what KIND you are getting- meaning wall or deck mounted faucet, above counter, wall mounted or floor standing lavatory, regular or hanging water closet, exposed, ceiling, concealed shower head, or telephone shower, freestanding or undermounted tub- so that piping will already be in place and won't need to be relocated.
With everything accounted for, it's time to present your sketch or 3D perspective of each area. I find that sketch perspectives along with a splash of color make a good presentation, just be sure to have different lineweights. Another way to present your design is through 3D. You can design this using autocad (some major brands carry .dwg files of their products) or the ever popular sketchup, which I recommend because it renders much faster, and is easier to use. Although I find their library to have less var iety of blocks.
2. CLOSET ORGANIZATION
You will have to organize the walk-ins and closets. Most kitchen specialist can also do modular cabinetry, you may rely on them on to organize the interiors of the closets, but it will still be up to you to communicate the needs and wants of the corresponding user/s.
3. BUILT-IN UNITS
Aside from the closets, you will already have to decide on the design of built-in units. This includes TV/Entertainment Cabinets, Built-in dressers, work tables, storage/display cabinets, buffet cabinets, etc.
Sometimes, I get the same supplier as the closets, but you can easily have this done by the contractor. My advice though is that if you will be using plywood or solid wood w varnish or ducco finish, the contractor will be able to handle this. But if you are intending of having other materials such as veneer, glass, laminates,etc. It will be better to get a professional furniture maker of modular cabinet supplier.
One thing you have to remember here is that, even if the design will come from you, always require the supplier/contractor to submit working drawings of how they understood you designs.This will minimize errors and will save time on your part because they don't have to constantly check with you regarding details.
After the design is finalized with the owner and suppliers, have the contractor outline(using a pencil) the layout on the walls and floors. So that you can get the idea of the space and layout.
4. MAJOR AREAS
Next on the list is the perspective for the major areas- Foyer, Living Room, Dining Room, Bedrooms, Entertainment areas, etc. There are many kitchen specialists now, and if you get them as your supplier, they will provide the necessary perspectives.
The main thing to remember here is to FOCUS ON THE SHELL. Include all details of the walls, cabinetry, accents, stone walls, lights, floor patterns, window and door design, window treatments and and other built-ins. This will serve as a guide to the contractor/architect regarding the design of the interiors.
The furniture pieces need not be drawn exactly as it may change when you get to the post-construction stage.
5.POST CONSTRUCTION
Assuming everything goes to plan and everyone meets the assigned deadlines, the House shell is now finished. The only thing for you to do now is to source the furniture. Ideally, you would want to source at least 1-2 months before the assumed turnover of the property. This will give you ample time, if you are having some items customized.
Take out your floor plan and itemize all the furniture, according to area, into a list. Include all movable items. Aside from the furniture, don't forget that you will also have to source for rugs, paintings, lights (floor, wall, table, chandeliers, droplights, pendants, etc.), and accessories.
You might think this will be easiest part, but you are wrong. It is the most difficult and draining part of the job. In the first stage, you focused on the design. After that you just had to supervise and coordinate with the suppliers and other allied professions. This time, its client/designer bonding time. Not only will you have to go around and walk around sourcing for furniture and accessories, most likely you will have to do it with them. It will be tiring and odds are, he/she is not used to walking around all day. So at most, you can probably hit 3-5 stores if they are in different locations or 8-10 if they are all in the same building.
If you are lucky, you won't have to spend more than a week picking out stuff. But most clients are fickle minded or simply cannot decide on what they want. There are those that will give you free rein, but remember that everything is subject to their approval.
The best thing you can do here is always have a pen and paper handy plus your trusty camera phone. Jot down all options that you like, along with the details like the name of the store, the code of the item and the price. Most furniture stores don't allow you to photograph their items, so be prepared to stealthily take shots with your phone. If you like 3 or more items from one store, you can just get a formal quotation from them- expect that you will receive it 2-3 days after, though.
Always ask for a discount, whether you have opt to get designer's protection (personally, its against my ethics) or not, ask for the final discount and whether they have a different price for cash or card purchases. Others waive their delivery fee once you hit a certain amount, but most have standard pricing for different areas. Be sure to clarify this beforehand.
So there you have it. It's still more of a summary than anything. I will try to elaborate on each step and fit in some more advice and tips. If you have any questions or clarifications just comment or email me. You can also suggest some topics that you are curious about.
Lui
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