There are a lot of variables here, but I will try to explain my typical(ish) home gut renovation:
Schematic Design (1 week): After I am hired, we will spend some time discussing and developing the schematic design for the space. Part of this is finalizing the full scope, but most of that has already been completed during the Proposal phase. Now is when we work out the big picture items of the design – location and size of rooms, and the overall flow of the space.
Design Development (2 weeks): Once we have the schematics more or less set, I will begin to develop the agreed-upon design. This is when I will begin to bring in structural and/or mechanical engineers, if needed, to coordinate any of those aspects of the design. I will dive deeper into the spaces, locating doors, windows, fixtures, and millwork.
Permit Documents (1-3 weeks): When the design is far enough along and you feel comfortable with the direction it is going, I will begin putting the DOB set together. This provides the DOB with a detailed enough look at what we are proposing – demolition, construction, lighting plans, and plumbing plans (and structural if required); plumbing riser diagrams; and a variety of other DOB-required notes, details, diagrams, calculations, and charts.
DOB Approval (4-6 weeks): DOB will typically take about 3-4 weeks to review the Permit Documents and respond with a list of objections. I will review the objections with my expediter and come up with a plan of how to respond. Once the drawings have been amended per DOB objections, we resubmit the set. We usually obtain approval 1-2 weeks after that, but sometimes there can be a second round of objections. Once we have DOB approval, permits can be pulled, but first you need a licensed contractor (see below).
Bid Set (3-4 weeks, while we are waiting for DOB approval): After the Permit Documents are submitted to DOB, I will begin to develop them further into the Bid Set. This set has much of the same information that the Bid Set shows, but with more detail. It will show all the plans the DOB set shows, but with additional construction notes and tags, and will also show an electrical plan that shows how lighting is switched, and a finish plan that can detail how each room is to be finished. It shows detailed kitchen and bath drawings. It has additional construction details that DOB is not concerned with. It includes detailed lighting, plumbing fixture, door, and window schedules. Basically, it shows everything the contractor will need to give a sufficiently accurate bid for the complete construction scope.
Contractor Bidding and Negotiating (3-4 weeks): Once our selected group of contractors (ideally 3) have the bid set and have had a few days to briefly review, we schedule a day for individual on-site walk-throughs. This is a time when each contractor has the chance to really familiarize themselves with the job and ask any pertinent questions. Then they will take a week or two to go through every detail of the Bid Set and send out an itemized bid proposal. I will then help you compare the bids and give you my opinion on each. You make the final choice.
Permitting and finalizing start date (2 weeks): At this point we have DOB approval, and once you have selected a licensed contractor permits can be pulled any time. But it typically takes a few weeks for the contractor to be able to pin down a start date.
Construction (4-8 months): This phase is very hard to predict, and depends on the scope of work, the contractor you select, and the time of year. One tip though is that if the contractor says it will take 3 months, figure more like 6 months. Once construction is completed, or nearly completed, you can move in! The expediter and I will be working on final DOB sign off and obtaining the official Letter of Completion. Congratulations! You deserve it.