Homeowner’s Guide Through Design, Construction & Occupancy - architectural design process

One of the questions I get all the time is: “Once the drawings are done… what happens next?”

How do you actually go from those early sketches to moving your couch into your dream home? There’s a lot more to it than just hammer and nails (though yes, there will be plenty of those).

This guide walks you through the whole journey — from first ideas to move-in day — and how the right team can make the ride as enjoyable as possible. There will always be moments of stress in any given projects (even the smoothest of projects), and it is essential that the team you are working with has the tools to solve the problems that may arise.

1. Early Design & Visioning Process — What Do You Really Want?

Before we draw a single line, we sit down and talk. A lot. This is the “endless coffee meeting” stage. We ask questions like:

• How do you cook? What are your morning, afternoon or evening rituals?

• What’s non-negotiable vs. nice-to-have? Are those items listed in priority?

• Do you have inspiration images or dream spaces saved?

• And yes — what’s your budget? And what is your timeline?

We’ll also take a close look at your home (or space) — zoning rules, sunlight, views, and neighbours — to build a clear picture of what’s possible. This becomes our roadmap moving forward.

In most cases, we would be scheduling time to measure your home or space. My team utilizes a mix of 360 imagery, LiDAR scanning, drone footage for rooftop documentation, and traditional mesuring tools like tape measures and lasers.

Sometimes we would spend time to tally the amount of possessions you have - we're masters of creative storage, and it is essential that the new proposed design can properly store all your things and stuff. We also tend to get personal with the way in which you live - the home should match your lifestyle goals (present and future).

2. Schematic Design Process — Playing with Shapes & Ideas

Now the fun begins. With your goals in mind, we start sketching and testing options:

• Layouts and floor plans, many times it is in 3D

• How the spaces flow between one another

• Early material thoughts

• 3D views - we also provide VR services so you can feel the volumes of space and get a sense of whether each space works.

We’ll look at things like: “If the living room faces east, you’ll get that morning light — but if we flip it, the backyard feels more private.” We show you options, talk through tradeoffs, and refine until you are happy with the design.

Up until this point, engineering and construction are less of concern. The goal is to suspend reality for a moment to allow potential design permutations to take shape. If we are all concerned about the practicalities and difficulties involved, then a project may be robbed of an incredible option (that may not be actually difficult).

3. Design Development & Coordination Process — Refining the Details

Once we’ve chosen a concept, we start adding layers:

• Materials, finishes, textures

• Window and door styles, ceiling heights

• Coordinating with structural, mechanical, and plumbing systems

• Permit submissions to the city (this phase or next phase, depending on the project)

This is where things start to get real. We’ll still have flexibility to tweak, but bigger changes become trickier (and pricier). The goal: make sure everyone — builder, trades, consultants — is on the same page before construction starts. Typically this would be the stage where permits are submitted, but there are also times when permits are submitted in the next phase (Construction Documents).

4. Construction Documents — Making It Official

Now we turn design into detailed instructions for the builder. This requires further refinement of the design diagrams:

• Technical drawings and specs

• Elevations, sections, and details

• Finish schedules, fixture lists, appliance info

• Permit submissions to the city (this phase or previous phase, depending on the project)

Typically, at the end of this phase, we would issue a drawing package that is marked: Issued for Construction. This would be as complete of a drawing package as possible (giving timeline, budget, and quality level), and should be enough for a builder to start executing the construction.

These drawings are meant to form "the contract" between yourselves and a builder. The builder is contracted to build the design drafted by the architect.

All that having been said - there will always be a grey area between drawings and reality. During construction, our role as the architect is to help clarify and administer "the contract".

5. Construction/Contract Administration Process — Where Dreams (and Dust) Begin

This is where the action happens — and yes, your stress level will rise, and project fatigue will occur mid-way through a construction journey. But it’s also exciting to see a design take shape in reality:

• Site prep and foundations

• Framing, roofing, windows

• Mechanical, plumbing, electrical work

• Drywall, floors, cabinetry, lighting

• Paint, finishes, hardware, fixtures (lighting, plumbing, electrical, etc)

• Final inspections and touch-ups

Communication is key here. Keeping the architect, builder, and you aligned saves time, money, and headaches. The architect IS NOT THE BUILDER. This is an important separation to make clear. Our role is to clarify and administer the design. We also help solve spatial problems and many times help solve construction difficulties. Albeit, the builder is responsible for the means and methods of construction - it is often the architect who is able to see the forest for the trees.

6. Process Near Completion — The Final Stretch

As move-in day gets close, things can feel a bit chaotic (in a good way):

• Cleaning and final touch-ups

• Fixing defects and deficiencies

• Scheduling furniture deliveries

• Solving those inevitable last-minute surprises

It’s a busy time — and that’s when it helps to have a plan for the move itself. This no longer falls within architect (and builder) resposibilities and where you would have to really step in.

7. Move-In Process — Let the Pros Handle It

After all the work you’ve put into designing and building your home, you shouldn’t be the one lifting boxes. Hiring a professional moving team makes all the difference. Companies like Wisemove can assist with your moving needs:

• Expert packing and unpacking

• Careful handling of fragile items

• Coordination with your builder’s timeline

Your home might still smell like fresh paint, but your furniture will be right where it belongs. A good mover is worth their weight in gold - and they could carefully move your possessions without damaging your brand new space.

8. Post-Occupancy Process — Settling In & Fine-Tuning

Once you’ve moved in, take a moment. Then start to notice how your new home feels to live in:

• Are spaces working as you imagined?

• Is the light, comfort, and flow right?

• Any small fixes or warranty items to address? The first year is considered the warranty period. This is the time to reach back out to the builder if you have any issues.

• Time to layer in art, furniture, and those personal touches. Enjoy the space!

The Architectural Design Process - From Sketches to Keys in Hand

Designing and building a home isn’t a sprint — it’s a journey.

At Jason Fung Architect Inc., I believe a home should look beautiful, feel right, and adapt to your life over time.

And while a good moving team helps you cross the finish line, the real success starts with thoughtful design and a steady hand guiding you through every stage.

If you’re planning a new home or renovation, let’s talk about how we can take your ideas from drawings to the big move.

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