General Architectural Services
General Architectural Services
Review, Consider and Recommend ; asking the right questions yields proper answers with predictable outcomes.
Architectural and Engineering services listed below vary depending on Client needs and programming,
Pre-Design (PD): "Look before you leap" 

Programming phase; preliminary research to determine Clients functional needs, aesthetic goals and general construction budget. Review proposed building use, spatial needs, user/staff interview, building code, zoning, site analysis/photo shoot (looking at the opportunities and restrictions of the site). This is sometimes known as the “problem discovery” phase, because the proper identification of this information is where the Client and Architect find a basis of critique for the pending design solution.

 Develop Architectural Program
Review Site and Development Code Entitlements
 Secure Topographic Survey of property
 Review Preliminary Title Report 
Schematic Design (SD): “Get the big idea”

The first stage of design: prepare the Client brief, which is a record of the Client’s requirements and goals for the project as developed in PD. Concepts are explored which look at spatial, circulation and functional relationships of the building. Prepare schematic diagrams giving a general view of key components and scale of the project.

Review, consider and recommend design strategies.
Provide Client the opportunity to verify that the Architect has correctly interpreted the Client's desired functional relationships between various activities and provides the Client with a general indication of the exterior design dialogue.
Design Development (DD): “Bring the idea into focus”

Transitional phase in which the design moves from SD phase towards the contract document phase. Preparation of drawings, rendering and other presentation documents to crystallize the design concept. Architect to review key building systems with technical consultants such as electrical, mechanical, structural, civil or others as necessary. The design drawings that result may be used for selling an idea, gaining Authority Having Jurisdiction (AHJ) preliminary planning approval and for obtaining budgetary advice from a builder.

AHJ  Preliminary Review
Builders cost estimate
Lender preliminary review
Working Drawings and Specifications move to CD Phase
Marketing instruments available 
Construction Documents (CD’s): “Engineer and detail the project for construction”

Once the (DD) drawings have been approved by Client and other key stakeholders, the Construction Documents are prepared. CD phase, consisting of Working Drawings and Specifications, finalize design details and substantially integrate the Architectural Design elements with the Structural, Mechanical, Electrical, Plumbing and other systems for the project. Once completed, the Construction Documents provide information to secure the Contractor’s bids, apply for Building permit and serve as the contractual basis for a construction contract between Owner and Contractor.

Coordinate and finalize Architectural, Engineering and Consultant drawings
Complete the Working Drawings and Specifications ready for AHJ plan check and permit application


Bidding & Negotiation (BN) : “Arriving at a contract for construction”

Generally, the shortest phase of architectural process. If the project is to be bid, competitive bids are solicited from a number of Contractors after the CD’s are completed. Client has option of accepting one of the bids as given, rejecting all bids, or negotiating a modified bid with one of the bidders. Client is not obligated to accept the lowest bid, nor obligated to accept any; traditionally, the Client is seeking “the lowest, responsible bid“.  

Prepare the Bid Form and “Instruction to Bidders”
Prepare addenda or clarifications as necessary during BN
Private or Public Bid Opening
Review Bids for conformance with “Instruction to Bidders”
Assist Client in Contractor Selection

Contract Administration (CA): “Executing the plan”

Periodic visits of job site to review the progress of construction and observe the Contractor's execution of the work to verify that it is in substantial conformance with the CD’s. This phase includes answering questions, problem resolution, reviewing minor change requests and any adjustments required to complete the project. Review Contractor pay/draw requests according to agreement and advise Client if the progress payment requests are in line with the visible progress of construction. 

Architect may act as liaison between Client and Contractor
Periodic construction observation
Review shop drawings and material submittals
Construction question clarification
Change order review and negotiation.
 Assist Client with punch list, final walk through and project close out 
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