The architectural design process consists of five distinct phases. Our design firm will guide you during each of these phases, and work with you to get the most value from each stage of process. The following descriptions will provide you with a general overview of each phase.

Phase One | Schematic Design
This phase covers the conceptual work needed to design a structure. Utilizing pertinent site data and a written building program, our firm will prepare schematic design options for your review. This phase may include floor plans, exterior elevations or perspective sketches and a site plan as required to convoy the design intent. Construction costs will be discussed and adjustments may be made to the initial design to reflect budgetary considerations.

Phase Two | Design Development
During this phase of the project, more detailed drawings will be prepared to expand the design intent, developed during the schematic design phase, including selecting major building materials and building components such as windows, doors and roofing types and specifications. Structural, mechanical and electrical systems, if necessary, will begin to be integrated into the design. Construction costs will continue to be uploaded and it is recommended that you and our firm begin to discuss the project with a number of pre-selected qualified contractors at this time.

Phase Three | Construction Documents
During this phase, detailed construction drawings and specifications will be prepared for the contractor to accurately price and build the project. (see note to the right)

Phase Four | Bidding and Negotiation
In a competitive bidding approach, the documents that were prepared during the construction documents phase may be distributed to qualified contractors who will prepare cost estimates for review by the owner and our firm.

Another option would be to use a negotiated contractor approach by beginning negotiation with a preferred contractor early in the design process so that the construction costs and scope of work can be agreed upon as the construction drawings are being completed by our firm. This option can save valuable time by allowing a project to commence construction prior to all of the architectural drawings being complete.

Whichever method is chosen, there should be a contract consummated by the owner and contractor to clearly define the scope of the project and responsibilities of all parties during the construction process.

Phase Five | Construction Administration
During this final phase, our firm provides services such as review of contractor’s payment applications, site visits to observe the construction, review of shop drawings or material submittals, coordination of interior design, landscape design and preparation of change orders.

At the end of the project, our firm will inspect the building and prepare a list of items, commonly referred to as a punchlist, that need to be addressed before a Certificate of Substantial Completion can be issued by our firm and the owner can occupy the building.