SCHEMATIC DESIGN | PHASE ONE
Schematic Design is the first phase of designing the project. Think of it as the preliminary drawing phase. It will typically account for roughly 20% of the architect’s work and fees on the entire project. During this phase, the architect and the client discuss the project and any requirements provided by the client. The architect does precedent research and any analysis of the property including zoning and building code issues that may affect the specific development. Individual space planning is done at this time where the client provides the architect with a list of what spaces will be included in the building. The architect establishes the size, location, and relationships between all the spaces. The basic goal of Schematic Design is to establish the shape and size of the building with some basic plans of the spaces. Schematic is figuring out more or less how the building will look and operate. This phase has a great deal of sketching and modeling and frequent meetings with the client and is the outline for the entire project. Once the basic design is presented and the architect provides the client with drawings, the architect and client will agree, in writing, to proceed to the next phase of design.
DESIGN DEVELOPMENT | PHASE TWO
Design Development accounts for approximately 25% of the architect’s work and fees. In Design Development, the architect and client work together to select materials including interior finishes and products such as windows, doors, fixtures, appliances, and materials. The architect revises the initial drawings based on the clients comments from the Schematic Design phase, capturing more specifics and details with these freshly revised sketches. Preliminary engineering will start on the structure as well as plumbing, electrical, heating/ventilation systems, energy analysis, and any other project-specific systems. At the end of Design Development, a goo deal of product selection and systems design should be progressing. This phase concludes when the interior and exterior design of the building is firmly established by the owner and architect. At the end of this phase, we submit for planning entitlements and start collecting estimates from General Contractors that may be interested in the project.
CONSTRUCTION DOCUMENTS | PHASE THREE
By now, the client and architect will have settled on a final design and will begin preparing drawings, notes, and most technical specifications necessary for bidding, construction, and permit application. You might be wondering if more drawing is really necessary after the Design Development phase. Think of it this way: different drawing serve very specific purposes. This is the phase that most people think of when they picture the work of an architect.
The construction Documents Phase is the largest of all the phases for the architect and will be about 35% of the architects work and fees, of course, that may vary a little from project to project. In the construction document phase, the architect and engineers will finalize all the technical drawings and engineering including detailing. Heating and air conditioning and ventilation systems, plumbing, electrical, gas, energy calculations, and all products and materials are selected and/or scheduled. The architect produces multiple drawing sets, including filing set for approval from the Building Department and a separate set of Construction Drawings for the General Contractor. Building or Planning Department comments will be addressed under this phase unless specified otherwise.
BIDDING/PERMITTING| PHASE FOUR
5% of the effort. Assist with responses to questions or issues that arise during the permitting and or bidding phase.
CONSTRUCTION ADMINISTRATION | PHASE FIVE
The construction administration phase of our services is the last phase and accounts for about 15% of the architect’s time and fees on a project. Even though this phase is the longest scheduled phase, it is not the majority of the architect’s work. On most projects, we do NOT supervise construction. We will periodically visit the job site to see progress and ensure the contractor is following the plans per the architectural design intent. However, if requested, we can review the contractor’s monthly invoices to confirm the percentage of work completion. We will be available to answer questions and provide additional information on issues that arise. During this phase, it is common that some additional services for the architect arise due to clarification requests or change orders to address any unknown field conditions as they arise. Our attention during this phase will ensure the smooth and satisfactory completion of your project as our ultimate goal as an architect is to help turn your dream into reality.