Tsubaki and Associates
建築プロセス
  

We will do our best to match our clients’ lifestyles and various other conditions, including room arrangements and design. We will also take into consideration premise and neighborhood environments, such as ground conditions and elevation differences, in regards to relevant legal requirements. A rough plan will then be drafted based on our clients’ conditions, legal conformity, and designer’s viewpoint.
We generally provide consultation and rough plan for free.


  

Once our clients are satisfied with the general idea of the rough plan, we ask that they sign a design contract with us.
We will ask for 15% of the entire design fee at the time of contract.

Our design will reflect various requests from our clients, and no design plan will be completed unless our clients are fully satisfied with all adjustments. We will propose our fundamental design using models and 3D perspective images so that our clients can clearly see what are usually difficult to see from 2D drawings.
Another 15% will be asked once our clients approved of the proposed fundamental design.

We will then calculate rough budget estimates based on the approved tentative plan and reconfirm budget images with our clients.
By nature, the budget estimate might slightly differ from the final budget estimate.


  

Based on the approved fundamental design, we will then create the construction documents (execution drawings), which include design outline, premise area calculation, interior outline table, floor plan, elevation view, cross-sectional view, development view, list of joineries and fixtures, outside design, furniture plan, and layouts and tables for lightings and equipments. Simultaneously, we confirm with government and private agencies to make sure that the fundamental design goes along with the pertinent laws and submit necessary documents to the agencies for official confirmation.

We ask 40% of the design fee when our clients approve of the execution design.


  

If our clients do not specify the builder, we will introduce a builder who has the necessary experience for the building project. We will also request the builder for official budget estimates. (If necessary we can introduce and request official budget estimates from more than one companies.)


  

We will recheck the budget estimate(s) for possible errors. Also if there are gaps between our rough budget estimate and the official builder’s budget estimate(s), we will further negotiate with the builder(s) and try to come up with Value Engineering (VE) proposals for our clients.

In general, VE proposals attempt to raise the values of products and services in terms of cost performance with regards to functionality. Using a cheaper joinery B (with the same functionality as A) in lieu of the initially selected A, and deleting joinery C that has almost no functionality from the plan and saving money would be examples of VE proposals.


  

Once the builder, the plan, and the budget become concrete, we ask that our clients conclude a building work contract with the selected builder. Usually, 2 official copies of the contract will be made, and they will be each signed and kept respectively by our clients and the builder. In our case, a 3rd copy will also be made, as we will sign the contract as well as the responsible construction supervisor, although we are not the direct counterparty of the contract.


  

Before construction, we (designer) and the builder will make sure that there are no problems with the construction method, etc., and that they properly reflect the agreed design policy. If any changes or improvements to the construction method arise as a result, we will recheck for legal conformity. Once construction commences, we will meet with the builder once every week at the site of construction, check for any deviation from the contracted plan, make necessary orders, and report meeting details to our clients in writing. All scheduling starting from Jichinsai (Shinto ceremony of purifying a building site) to the Jotohshiki (roof-raising ceremony / ceremony of putting up the ridge beam of a new house) will be determined during those meetings.

Another 15% of the design fee will be asked at the time of roof-raising for wooden construction and at the time of structural completion for reinforced concrete (RC) or steel frame construction, respectively.


  

We will be present at the time of examinations by government and/or private examination agencies, which generally check for discrepancies between completed construction and prior submitted documents. We will simultaneously run our own final examination, making sure that the construction is according to both our clients’ requests and the contracted design.


  

Attended by both us (designer) and the builder, our clients will make their examination to make sure that there are no discrepancies from the contracted design and/or to make few modification requests. We will also be glad to assist our clients with total coordination of room interiors.

Interior coordination, such as those of fixed furniture and curtains, is provided for an additional reasonable fee.


  

When all examinations by agencies and our clients are completed, the date of delivery will be determined. At the time of delivery, the builder and respective equipment companies will guide our clients with necessary usage information.

Upon delivery of the completed building to our clients, we ask for the final 15% of the design fee, as well as other additional costs (such as interior coordination) if applicable.


  

Follow-ups, such as annual examinations, maintenance, and aftercare, are all vital for a more comfortable living in the completed building. We and the builder can together assist our clients in serving such needs. Please feel free to consult us whenever you have questions; after years pass by, family structures and lifestyles often do change. We will do our best to help our clients achieve truly comfortable living spaces.