Our Design-Build Process, Step by Step
An ECD project moves through ten steps, from the first call to final inspection. Design and permitting usually take 8 to 24 weeks depending on scope and city; construction takes 2 weeks for a single beam and up to 40 weeks for a second story. You get a price at step 3 and a fixed contract at step 8.
- First call and project request1–2 business days
You describe what you want to change, the city and roughly when the house was built. We ask for photos of the wall, room or exterior. If the project is outside what we do, we tell you on this call and suggest who to contact instead.
- Site visit with the engineerOne visit, 60–90 minutes, usually within 1–2 weeks
The engineer and project lead walk the house together. We look at the attic, the crawlspace or basement, the framing direction and the foundation. For wall removals we trace the load path on site; for additions we check setbacks, the existing footing and the roof structure.
- Feasibility note and budget range1–2 weeks after the visit
You receive a written note: what the structure needs, what the city will review, a construction budget range and a design fee. No obligation follows. Many homeowners stop here with a clear answer about whether the idea is worth pursuing.
- Design agreement and measured drawings1–2 weeks
If you go ahead, a design agreement covers drawings, engineering and permitting. We measure the house and draw the existing conditions. The design fee is credited toward construction when you build with us.
- Schematic design and structural concept2–4 weeks
Layout options are drawn with the structural solution already sketched in: beam locations, post positions, new footings, shear walls. Each option carries an updated budget, so you choose a plan knowing what it costs.
- Construction documents and calculations2–4 weeks
The chosen plan becomes a permit set: floor plans, sections, framing and foundation plans, details, energy code compliance and the engineer's stamped calculations. You approve finish allowances at this step.
- Permit submission and review2–16 weeks, depending on city and scope
We submit, track the review and answer correction letters. Simple structural permits can clear in a few weeks; additions and ADUs with zoning, critical-area or drainage review take longer. The Permit Estimator shows typical review times by city.
- Fixed-price construction contractAbout 1 week
With approved drawings, the budget becomes a fixed contract with a payment schedule tied to completed milestones, a start date and a construction schedule in weeks.
- Construction2–40 weeks, depending on scope
Your project lead runs the site and sends a weekly update. The engineer inspects structural work before it is covered. City inspections are scheduled and attended by us. Anything hidden that changes the scope goes to a written change order before work continues.
- Final inspection and closeout1–2 weeks
After the city's final, you get a walkthrough, a punch list completed on a set date, the permit record, the stamped drawings and product warranties. Our workmanship warranty starts at final.
How payment works
You pay for completed stages, never far ahead of the work
Design is billed under the design agreement in three parts: at signing, at schematic approval and at permit submission. Construction is billed against milestones you can see on site, such as foundation complete, framing inspected or drywall complete, rather than by calendar date.
The deposit on a construction contract follows Washington rules for residential contracts and is stated in the contract along with every milestone amount. Permit fees are passed through at cost with the city receipt attached.
| Stage | What triggers the invoice |
|---|---|
| Design agreement | Signing, schematic approval, permit submission |
| Construction deposit | Contract signing |
| Progress payments | Named milestones inspected and complete |
| Change orders | Written approval before the work |
| Final payment | City final inspection and completed punch list |
Process questions
Questions about schedule, fees and living through construction
For the deeper version of this page, read the design-build process guide.
Can I stay in my house during a structural remodel?
Usually yes for wall removals, kitchens and ground-floor additions; we seal the work area with dust walls and keep one bathroom and a kitchen setup working where possible. Second-story additions and whole-home remodels often require moving out for 8 to 20 weeks because the roof comes off or every room is affected.
What happens if the city asks for changes during permit review?
Correction letters are normal. We answer them as part of the design agreement, including any engineering revisions, without an extra fee for routine comments. If a correction changes the scope in a way that affects cost, the updated budget comes to you before the response goes back to the city.
Do I have to build with ECD after paying for design?
No. The drawings and calculations are yours to permit and bid. Most clients build with us because the design fee is credited toward construction and the price was developed alongside the design, but the design agreement does not obligate you to sign a construction contract.
How do you handle surprises found when walls are opened?
The engineer reviews anything structural on site, often the same day. You receive a written change order describing what was found, the engineering fix and the cost before we proceed. Our feasibility visit is designed to reduce surprises by looking into attics, crawlspaces and existing footings first.
Free estimate · Bellevue office
Talk to the engineer before you commit to a plan
A site visit, a scope conversation and a written budget range, at no cost.