Architectural Services by phase

Base services are the fundamental architectural services that are typically included in any standard project. These services are normally necessary for the successful planning, design, and execution of a project. They form the core scope of work required to ensure that the project is properly designed, coordinated, documented, and administered.

Optional services are additional, specialized architectural or consulting services that go beyond the standard scope of base services. These are selected based on the specific needs, complexity, or goals of a project and may vary depending on factors such as project size, site conditions, or client preferences.

Pre-Design & Programming Phase

  • Documentation of existing site conditions or structures through measured drawings, photos, or surveys. Base service includes .Manual Measurements and Selective Survey and Documentation of relevant portions of the existing site and building description

  • Investigation of the project’s functional needs through interviews and analysis to develop a comprehensive written program.

  • Preliminary evaluation of project feasibility, including zoning and code analysis, to assess whether the project can move forward based on an initial assessment of site restrictions and local regulations.

  • Review of local zoning laws and building codes to identify potential issues and confirm project viability before design begins.

  • Assistance in establishing a realistic budget and timeline based on the projects initial scope.

  • A more in-depth analysis of space requirements through stakeholder feedback.

  • Assistance in achieving LEED certification for sustainable and environmentally responsible building practices.

The Pre-Design & Programming phase, an optional but invaluable starting point, focuses on understanding client goals, analyzing site conditions, and defining project requirements. This phase establishes the project’s scope, budget, and feasibility, laying the groundwork for a successful design process. Through strategic planning and collaboration, it ensures a clear and informed path forward.

Schematic Design (SD) Phase

The Schematic Design phase transforms project concepts into initial design solutions, focusing on layout, scale, and functionality. This phase includes preliminary sketches and drawings that bring ideas to life, providing a visual foundation for the project's direction. It ensures alignment between client goals, site conditions, and budget while setting the stage for detailed development.

  • Architect reviews and confirms the client's program, budget, schedule, and existing site conditions. This information will be used as the basis for all design and project decisions for the duration of the project.

  • Architect develops initial design concepts, including site plans, floor plans, and elevations based on client provided building program and site information.

  • Coordination with consultants such as structural, mechanical, and electrical engineers to align preliminary designs.

  • Architect provides a preliminary cost estimate based on similar project data. This is based on type of project, scale, and scope relative to typical $/SF for similar project types. This is used primarily to determine that the proposed project reflects the client's budget goals.

  •  Presentation of schematic designs for owner review and approval to proceed with the next phase. Owner selects/ approves design scheme and project data prior to moving to the next phase.

  • (Optional) Refinement of the cost estimate after the Schematic Design phase, to be performed by third-party estimators.

  • (Optional) Develop 3D images of design concepts. Levels of service include: Basic, Standard, Enhanced, and premium.

  • (Optional) Assistance in achieving LEED certification for sustainable and environmentally responsible building practices.

Design Development (DD) Phase

The Design Development phase refines the approved schematic design, focusing on detailed layouts, materials, systems, and structural elements. This phase bridges concept and construction, ensuring all components align with project goals, functionality, and aesthetic vision. By collaborating with clients and consultants, it establishes a clear path for creating accurate construction documents.

  • Further development of the approved schematic design, incorporating detailed dimensions, architectural components (building envelope, windows, doors, walls, finishes, casework), and systems.

  • Design and selection of architectural elements as they relate to the building envelope, interior components, finishes, and material selections.

  • Review of all consultant designs (MEP, structural, civil, etc.) for general compliance with the overall architectural design, ensuring integration with the building's systems.

  • Owner reviews and approves the developed design before moving forward.

  • (Optional) Refinement of the cost estimate after the Design Development phase, to be performed by third-party estimators.

  • (Optional) Develop 3D images of design concepts. Levels of service include: Basic, Standard, Enhanced, and premium.

  • (Optional) Assistance in achieving LEED certification for sustainable and environmentally responsible building practices.

Construction Documents (CD) Phase

The Construction Documents phase translates the developed design into precise, technical drawings and specifications that guide the construction process. These detailed documents provide contractors with the necessary information to accurately bid, obtain permits, and build the project to meet design intent, code requirements, and client expectations.

  • Complete and detailed architectural drawings and specifications required for construction, covering all aspects of the design including architectural, structural, and MEP elements.

  • Review and incorporate all consultant designs into the construction documents, ensuring their seamless integration with the overall architectural project design.

  • Final construction documents are reviewed and approved by the owner before proceeding to the bidding phase.

  • (Optional) Creation of comprehensive 3D models for enhanced coordination and visualization throughout the design process.

  • (Optional) Refinement of the cost estimate at pre-determined stage of Construction Documents phase, to be performed by third-party estimators.

  • (Optional) Develop 3D images of design concepts. Levels of service include: Basic, Standard, Enhanced, and premium.

  • (Optional) Assistance in achieving LEED certification for sustainable and environmentally responsible building practices.

Bidding or Negotiation Phase

The Bidding or Negotiation phase involves coordinating with contractors to secure the best possible outcome for the project. During this stage, architects assist the client in reviewing bids, negotiating terms, and selecting a contractor, ensuring the project aligns with the established budget, schedule, and design intent.

  • The Pre-Bid Conference is held before the bidding phase of a project, where project details, requirements, and expectations are clarified for potential bidders. This conference provides an opportunity for contractors to ask questions, review project documents, and ensure alignment on scope, timeline, and submission procedures.

  • Architect assists in assembling bid packages, soliciting bids from contractors, and preparing bid forms.

  • Answering Bidder Questions involves providing clarification and additional information to potential bidders during the bidding process. This ensures all parties have a clear understanding of project requirements, scope, and expectations, promoting fair competition and accurate bid submissions.

  • Architect assists in reviewing and evaluating submitted bids and helps the owner in selecting the most appropriate contractor based on qualifications, cost, and alignment with project goals.

  • (Optional) Drawings updated to reflect all changes and addenda that have occurred during the bidding and approval process, separate from as-built or record drawings.

Construction Administration Phase

The Construction Administration (CA) phase ensures the project is executed according to the design intent and specifications. Architects oversee contractors, review progress, address questions, and perform site visits to oversee quality and compliance, providing clients with confidence and support throughout the building process.

  • Architect conducts regular site visits to ensure construction adheres to the contract documents, observing the progress and quality of work.

  • Architect conducts regular meetings with the owner and contractor, recording and distributing minutes to ensure all parties are informed and aligned.

  • Architect reviews shop drawings, product samples, and contractor submittals for compliance with the construction documents and design intent.

  • Architect answers contractor questions and clarifies the construction documents as needed to ensure proper implementation.

  • Architect reviews and certifies contractor payment applications based on the work completed, ensuring the owner only pays for verified progress.

  • Architect assists in managing and documenting any design changes that occur during construction, ensuring they are incorporated into the project scope appropriately.

  • Architect conducts a final inspection to verify substantial completion of the project and prepares a punch list for any outstanding work, ensuring a thorough project closeout.

  • (Optional) Review of how well the building performs post-occupancy, including feedback from users.

  • (Optional) Preparation of record drawings based on data provided by the contractor of the completed project.