What you can expect from our process
Phase I: Pre Design
- The review of the project scope with the client, review of information assembled, and the review of the anticipated budget. Development of a program that reflects the client’s needs, design style, material preferences, and major design elements for the project.
- Review of local zoning, building, and environmental regulations having authority over the project. A schematic architectural site plan may be prepared based on information available through town records and on line resources, based on an site survey prepared by a professional engineer.
- Field documentation of existing structures including interior and exterior measurements, and photographs as required. The extent of detailed documentation is dependent on the level of new or renovation work proposed for the existing structure.
- Preparation of existing condition drawings. Drawings typically include floor plans, exterior elevations, building sections and structural elements. These drawings will become the basis for all design and construction documents as the project progresses.
Phase II: Schematic Design
Schematic design is where the drawings start and the clients feedback shapes the project
Preliminary floor plans and exterior elevations to establish initial design concepts in drawing form, and prepare an architectural site plan indicating zoning, wetlands, and environmental requirements specific to the project site. This work may be done in conjunction with the preparation of an A2 site survey. Drawings are typically a combination of hand sketches or overlay drawings of existing condition base plans, and scaled CAD drawings. The intent of the drawings at this stage is to elicit additional information from the client and continue a dialogue regarding the project program.
Phase III: Design Development
This phase is a continuation of the schematic design phase
- The drawings are refined through several sequential revisions based on additional client input. Floor plans, exterior building elevations, and building sections are prepared in a CAD format at this point of the project.
- Specific materials, details, and products will be reviewed with the client for their impact on the project design and budget.
- Detailed layout drawings for kitchen, baths, and major living spaces will be developed and discussed in greater detail.
- The probable construction costs will be developed and reviewed with the client again at this stage. Determination of preliminary construction costs can be based on per square foot costs or through preliminary bidding with potential contractors. Based on the initial anticipated cost findings the project scope, selection of materials and finishes can be adjusted if necessary prior to the construction document phase.
Phase IV: Construction Documents
Documents are finalized and submitted for bid, permits and construction
During the construction document phase we produce a completed set of drawings from which the project is bid, submitted to local agencies for permits, and construction. A typical set of drawings would include
- floor and foundation plans
- exterior building elevations
- structural framing plans
- building sections and details
- material specifications
- door and window schedules
- and lighting and power plans.
Coordination of architectural services with site engineering and consulting engineers (lighting, mechanical, hvac, and structural) will be performed at this time.
Phase V: Bidding and Negotiations
Bids for construction will be solicited from contractors at this time. The potential bidders can include contractors recommended by the architect based on prior experience with projects of similar scope, contractors whom the client has prior knowledge, and contractors who may have provided cost estimates during the preliminary design stage. Based on actual bids submitted contractors will be reviewed for final selection based on qualifications, project cost and allowances, and availability for project start date and duration of construction.
Phase VI: Construction Administration
We oversee the detail building process
During this phase of the project we are involved to see that the project is completed in accordance with the construction documents; to clarify any questions that the client, general contractor, or sub-contractors may have as the work progresses. Site meetings may occur at regular intervals or be set based on the progress of construction. During this time we can assist both the client and general contractor with final selections of materials, product finishes, and colors where appropriate, and assist the owner in reviewing requests for payment from the general contractor.
Based on the size, complexity, and estimated construction cost for the project a fee for design services ranges from 5% to about 8% of the complete cost of construction. If the scope of work is not fully known at the onset, the predesign and schematic design phases can be billed hourly, with the balance of the project fee determined at the completion of the design phase. Invoices are issued during the period of services based on work performed to date.
Pre-Design –– 15%
Schematic Design –– 15%
Design Development –– 15%
Construction Documents –– 40%
Bidding Negotiations –– 5%
Construction Administration –– 10%