OUR PROCESS

From the schematic plan developed in the previous phase, we begin to advance the drawings digitally. Here we finalize the exact sizes and relationships of the rooms, and generate the initial set of exterior elevations. Building systems are also developed in this phase—structural, mechanical, lighting, and specialty controls.

In this phase, interior plans and the rough shape of the building are formed. We will present the schematic ideas in sketch form, hand-drawn on tracing paper or computer generated images. These sketches are meant to be conceptually evocative and to incite new ideas and feedback from you. We’ll discuss the design with the intent of narrowing the field to your preferred design concept.

After the contract is awarded to a general contractor (GC), TVA will assist the GC with any permitting issues, and work as your agent on-site—ensuring conformance with the contract documents. Please note we do not provide construction management services; we won’t tell the contractor how to do his work or check the project schedule. The purpose of this phase is to facilitate project success by verifying that construction meets design intent, and to assist in case of unforeseen conditions leading to design changes.

Next, the design will be fixed to a set of drawings and specifications to be used by your general contractor (GC) for pricing, permitting, and construction. Think of construction documents as both an instruction manual for and a legal contract with your GC, stipulating architectural design goals and engineering standards for the project. Typically, the construction documents will include the following: · Site Plan · Floor Plan(s) · Exterior Elevations · Building/Wall Sections · Interior Elevations · Schedules (Doors/Windows/Finishes/Appliances, etc.) · Electrical Plan & Reflected Ceiling Plan · Structural Plans (Foundation & Framing Plans) · Notes & Specifications

Before a single drawing is commenced, we will gather and organize all initial information which can impact design. This includes a construction site analysis, review of as-builts and existing structure documents, project programming & budgeting, and research of permitting requirements, local zoning codes, deed restrictions, and site utilities. Clients are asked to complete a pre-design survey, developed to help us better know your design goals and style.

Construction drawings are not only essential for acquiring building permits, but for general contractors (GC) to accurately meet both client expectations and engineering requirements. Drawings are treated as a legal document in your construction contract, ensuring that GC's build or renovate your home in accordance with designed specifications. Reputable and licensed GC's will not agree to perform work without them. We recommend you consult with a designer or architect before beginning any major project, and when you are ready to obtain a full set of construction documents. Those can then be used for obtaining bids from a GC, and getting permits. Small renovations which do not alter the structure of a home or involve upgrade of utility systems (electrical, plumbing, etc.) generally do not require permits or drawings. Major renovations, including changes to load-bearing members, additions to an existing building, or alterations to the home's utility systems will typically trigger a residential permit requirement. In this case, a designer or architect can help you with planning, design and construction documentation. Check with your municipality for permit requirement details.

No. TVA is a residential design studio, not an A/E firm. We do not seal drawings. Anna holds an ABET-accredited engineering degree and has over 20 years of experience with drafting, design, and civil construction—working for the U.S. Navy Construction Force and Civil Engineer Corps. However, she found her passion and creativity designing homes and interiors, and presently works only as a residential designer. See FAQ no. 2 for answers on the different professionals in the design industry. For any projects that require it, TVA works with independent Professional Engineers (PE’s) registered in both NC and SC to prepare and seal structural drawings in accordance with local regulations.

Residential designers are experienced professionals who are familiar with floor plan and home design, building codes and regulations, and construction documentation. They may have a background in general contracting or residential development and construction. "Non-architect" designers are usually restricted to designing single- or dual-family residences, residential accessory buildings, and small commercial facilities. Restrictions vary by state, with all but one (New Jersey) permitting residences to be designed by persons other than architects, including owners who wish to design their own home. Many people are surprised to learn that most architects do not design homes, and most homes are not designed by architects! Architects, or registered architects (RA's) are licensed to design homes, as well as public, commercial and specialty buildings. Architecture firms typically offer a wider range of services than most residential design studios, including construction management. Due to their extensive services and prestigious credentials, architects normally charge substantially higher fees than residential designers. They often structure their fees as a percent of the construction cost, averaging between 8 and 15% for new construction, or 10 to 20% for renovations. Many firms do not work with residential projects under a 7-figure budget. Our studio offers more affordable alternatives for a comparable experience in bespoke residential design. Engineers do not generally design homes. They are licensed professionals responsible for a wide variety of roles in the planning, designing and construction of public and private infrastructure. In residential projects, structural engineers are tasked with designing the "bones" of a home to meet design constraints and environmental forces. TVA works with independent engineers to obtain required structural drawings needed for permitting and construction. Their drawings can be identified by the Professional Engineer (PE) stamp, signifying that they have properly designed and reviewed all associated structural documents for a project.

Absolutely. Please schedule a consultation with us; it is free of charge. We will be happy to discuss the many options you have to procure a building site, design a custom home, find a contractor, and finance and build your dream home (even if you don't choose our own design services).

Yes! Our comprehensive suite of services include cost estimates at any phase of design development. We do not perform the estimate ourselves, but work with established professional estimators to obtain accurate construction costs at your specific location.

TVA designs and styles residential buildings and their interiors—single and dual-family homes, residential workshops, garages, pool houses, sheds, and other residential structures. In short, our designed structures fall within the scope of the International Residential Code (IRC). TVA does not design commercial buildings of any kind.

Most of our clients are located in the Charlotte metropolitan area, although we also occasionally work with remote clients throughout the Southeast. Residential design is an industry regulated at the state level. Therefore, for a custom home, we generally recommend working with a local architect or designer. However, pre-designed home plans are available online for purchase in any state. If you are able to build a home in your state without architect-sealed plans, we can work with you on a custom design. For the structural drawings, which include the foundation and framing plans, we recommend you hire a local engineer to design and seal the required documents needed for permitting and construction, in accordance with local regulations. Structural engineers must be licensed to practice in the state where construction will take place.

No. We design residences and produce their associated construction documents, which may be used by contractors for bidding, permitting, and building purposes. We do not build homes or other structures.