So I’m hiring an architect …what’s the process?
The design process typically starts with specific goals, maybe rough sketches, often some images to set the mood, and proceeds through certain well defined phases. Each phase builds upon the previous one, gradually refining the design and moving from conceptual ideas to a fully realized building. The process can be iterative, with feedback loops between phases as new information or challenges arise.
There are five distinct phases of architectural design, each with detailed scopes that can be modified to respond to the specific needs of the project:
Schematic Design: This is the initial creative phase where the architect develops the overall concept and general layout of the project.
Site analysis: Studying the building site, including topography, climate, legal restrictions, and context.
Client consultation: In-depth discussions to understand the client's needs, budget, and vision.
Conceptual sketches: Creating rough drawings and diagrams to explore different design ideas.
Space planning: Developing preliminary floor plans and spatial relationships.
Massing studies: Exploring the three-dimensional form of the building.
Preliminary material selection: Considering potential building materials and systems.
Initial cost estimation: Providing a rough estimate of construction costs.
Presentation: Sharing the initial design concept with the client for feedback and approval.
2. Design Development: This phase refines and elaborates on the approved schematic design.
Detailed floor plans: Finalizing room layouts and circulation patterns.
Elevations and sections: Developing detailed exterior and interior views.
Material selection: Finalizing choices for exterior and interior finishes.
Structural systems: Determining the building's structural framework.
Mechanical, electrical, and plumbing (MEP) systems: Planning for HVAC, lighting, and plumbing.
Energy efficiency: Incorporating sustainable design strategies and technologies.
Code compliance: Ensuring the design meets all relevant building codes and regulations.
Refined cost estimation: Updating the project budget based on more detailed plans.
Coordination: Working with engineers and other consultants to integrate all building systems.
3. Permit & Construction Documents: This phase produces the detailed technical drawings and specifications needed for permit and for construction.
Working drawings: Creating precise, dimensioned plans, elevations, and sections.
Detail drawings: Developing construction details for all building components.
Door and window schedules: Specifying types, sizes, and locations of doors and windows.
Finish schedules: Detailing all interior and exterior finishes.
Technical specifications: Writing detailed descriptions of materials, products, and installation methods.
Structural drawings: Finalizing structural plans and details.
MEP drawings: Completing mechanical, electrical, and plumbing plans.
Site plans: Detailing site improvements, grading, and landscaping.
Coordination: Ensuring all drawings and specifications are consistent and complete.
Permit application: Preparing documentation for building permit submission
4. Bidding & Negotiation: This phase involves selecting a contractor to build the project.
Bid package preparation: Compiling all necessary documents for contractors to review.
Contractor selection: Identifying qualified contractors to invite to bid.
Pre-bid meeting: Hosting a meeting to explain the project and answer questions.
Bid evaluation: Reviewing and comparing submitted bids.
Contractor interviews: Meeting with potential contractors to discuss their proposals.
Negotiation: Working with the selected contractor to finalize terms and costs.
Contract preparation: Drafting and reviewing the construction contract.
5. Construction Administration: This final phase involves overseeing the construction process to ensure the building is constructed as designed.
Site visits: Regular inspections to monitor construction progress and quality.
Contractor communication: Ongoing dialogue with the builder to address questions and field conditions.
Submittal review: Reviewing and approving material samples, shop drawings, and product data.
RFI (Request for Information) responses: Clarifying design intent and resolving construction issues.
Change orders: Managing and approving any necessary changes to the original plans.
Payment applications: Reviewing and certifying contractor invoices for payment.
Project meetings: Attending regular site meetings with the contractor and client.
Quality control: Ensuring construction meets design specifications and industry standards.
Punch list: Creating and following up on a list of items needing completion or correction.
Project close-out: Final inspections, obtaining occupancy permits, and transferring documents to the client.
The timing of phases may look something like this.
Customizing the phases for your project
Architects are typically involved in the completion of all five phases of the architectural design process, though the extent of their involvement may vary depending on the project and contract terms.
The first three phases - Schematic Design, Design Development, and Construction Documents - are almost always the architect's responsibility. Occasionally, there may be a designer on a project providing conceptual design during schematics. If the design requires it, a structural engineer may be brought in during design development. These three phases form the core of the architect's work, translating the client's vision into a buildable design.
After the permit application is submitted, the building department may make additional request for how they want to show certain items on the record. The architect may need to submit revisions to the drawings on order to obtain approvals.
The Bidding phase often involves the architect, particularly in preparing bid packages and evaluating submissions, but some clients may handle contractor selection independently and consult the architect to address specific questions as needed.
Construction Administration is usually part of the architect's services, ensuring the building is constructed as designed and payments to contractors match the work completed per contract. However, some clients might opt to manage construction themselves or hire a separate construction manager.
It's crucial to note that while architects may not always execute all phases, their involvement throughout the process is beneficial for maintaining design integrity and ensuring successful project completion. The specific scope of work should be clearly defined in the architect-client contract.
