⏳ Phase 1: Pre-Arrival (30 min before)
Ensure all logistics and materials are prepared to establish professionalism from the first interaction.
👤 Client Details
🤝 Phase 2: On-Site (First 10 Minutes)
The first ten minutes set the tone. Listen more than you speak.
Let the client do 80% of the talking during the initial walkthrough. Focus on listening to their pain points with the current space.
🗣 Phase 3: Core Discovery Questions
Ask in this exact order – take verbatim notes.
🎯 Vision & Use
1. What is the #1 reason you’re doing this addition?
2. How will the space actually be used day-to-day?
3. Any must-have features?
💰 Budget Reality Check
4. What budget range feels comfortable right now?
5. Have you gotten any other bids or ballpark numbers already?
6. Do you have financing pre-approved or are you paying cash?
7. Any hard budget cap we should know about to avoid surprises later?
🎨 Style & Inspiration
8. What overall style are you drawn to?
9. Show 3 recent coastal addition photos → "Which feels most like you?"
10. Do you have a Pinterest board, Houzz ideas, or saved photos?
📐 Client's Existing Plans
11. Sketches, drawings, or ideas from others?
12. Worked with an architect before?
13. Specific layouts mapped out?
📅 Timeline & Life
14. When do you need this finished by?
15. Will you live in the house during construction?
🌊 Site & Coastal Specifics (Edmonds WA)
16. Any known issues with foundation, drainage, or siding?
17. Have you had moisture/mold problems on this side of the house?
18. HOA rules, view corridors, or neighbor concerns?
19. Wetlands, shorelines, flood zones, steep slopes? (Critical Area check)
20. Do you know if the property is on septic or city sewer?
⚡ Utilities & MEP Systems
Electrical Panel Size?
Gas Service on Property?
Primary HVAC System?
Water Heater Type?
📸 Phase 4: Mandatory Tasks & Feasibility
Ensure all physical measurements and photographic documentation are completed, then present the Feasibility Breakdown LIVE.
Site Tasks
Live Feasibility & Estimate Calculator
Pre-Construction Package
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Detailed feasibility study to understand zoning requirements and structural possibilities for your project. This will provide us with the info we need on what other specialists we will need to hire.
Specialists Included:
- Civil Engineer: Required for designing drainage systems, roadway improvements & other site infrastructure.
- Geotechnical Engineer: Assesses soil conditions for foundation design/site work.
- Septic Design Engineer: Needed if property is not on municipal sewer.
- Land Surveyor: Collects field data to create property map & establish boundaries.
- Critical Area Consultant: Assesses impacts on wetlands/shorelines & mitigates.
- Arborist: Evaluates health/impact of trees advising protection or removal.
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Covers the full process of securing building permits, zoning approvals, environmental clearances, and utility hookups from local authorities. Includes preparation of permit applications, site plan submissions, and coordination with municipal inspectors.
Timeline: 4–8 months.
Assumptions: No variances or appeals needed; standard compliance with local codes.
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Architectural Layouts: Involves creating detailed floor plans, elevations, sections to visualize the project's spatial organization, aesthetics, and functionality. Ensures compliance with client vision and code requirements.
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Material Selection & Specification Package:
- 3D Renders of key project areas illustrating material application.
- Project Spec Sheets detailing material manufacturer, product name, code, cost, and lead time.
- Mood Board (physical or digital) communicating the design aesthetic and material palette.
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Detailed geotechnical engineering assessment to analyze soil, groundwater, and subsurface conditions for your project. Ensures stable foundation design, slope stability, and compliance with Edmonds' coastal regulations.
Rough Timeline (4-6 weeks):
- • Week 1: Initial site visit & proposal approval.
- • Weeks 2-3: Field investigations (borings) & sampling.
- • Weeks 4-5: Lab analysis & draft report.
- • Week 6: Final report delivery.
Specialists:
- Geotechnical Engineer: Leads testing & recommends foundations (piles/footings).
- Soil Technician: Conducts on-site borings.
- Lab Analyst: Performs tests on soil bearing capacity/shear strength.
- Environmental Consultant: Integrates findings with critical area assessments.
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Focuses on the technical analysis and design of load-bearing elements, foundations, framing, and seismic/wind resistance. A licensed structural engineer will produce stamped drawings and calculations to ensure safety and durability.
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Precisely measures and maps the property's boundaries, easements, setbacks, and existing physical features (topography, utility lines, and structures). Establishes horizontal and vertical controls needed for plans.
Construction Cost Estimation
Total Duration: 10 – 14 months
Planning/Permitting: 4 – 6 months
Construction: 6 – 8 months
Common Additions
▸ Show Scope & Tier Pricing
Included Scope:
- Demo everything required for new project
- Plumbing: reroute pipes, install new supply/drains
- Electrical: upgrade wiring, add GFCI, switches, recessed lighting, exhaust fan
- Install new drywall, mud, texture, primer
- Add walk-in shower with glass enclosure
- Install new porcelain floor tiles
- Mount vanity with countertop
- Install modern faucet and mirror
- Paint walls and trim
Material Tier Pricing:
- • Good ($40k-$50k): Locally sourced materials approved by PPG
- • Better ($50k-$75k): Custom cabinets and high-end materials
- • Best ($75k+): Luxury custom design, designer-selected materials
📝 Phase 5: Next Steps
Public Board framing: complete discovery notes and agree on next steps. The sample script below is an optional contractor-ops template — adapt for your firm.
“Great news – your project fits perfectly in our coastal expertise.
The first commitment is the Design & Construction Agreement. It locks in the $5,000 Feasibility Study deposit today. That study brings in the Civil, Geotechnical, Septic, Survey, and Environmental specialists we need so we know exactly what’s possible before we ever touch permitting.
Once the study is complete we deliver stamped plans, 3D renders, full spec package, and a guaranteed fixed-price construction contract.
Would you like me to walk you through the Agreement and get the deposit started right now?”
🚚 Phase 6: Immediately After You Leave
Complete these operational tasks from your truck before driving to the next appointment.
✏ Hand-Drawn House Layout & As-Built Sketch
Use the interactive canvas below to sketch the existing footprint, proposed addition area, North arrow, property lines, and street access.