Schematic Design involves the initial stages of the design of the actual project. In schematic form, the project takes shape. Spaces are juxtaposed according to the Program and the building takes on a form.

At this stage:
Programming information is incorporated at this stage.
Basic Space Planning and spatial relationships are developed.
Initial plans and sketches are presented.
A preliminary cost estimate is developed.

Design Development involves further refinement of Schematic Design.

At this stage:
Drawing refinements are made, indicating more detail.
Building systems are further resolved.
Outline specifications are generated.
Cost estimate is refined.

The architect assists the owner in bidding the project and selecting contractor(s) in the “Bidding and Negotiation” phase of a project.

At this stage:
A list of potential bidders is compiled.
The architect may organize and administer the bidding process (if any).
Negotiate with the General Contractor on behalf of the Owner, if required.
Assist in preparing construction contracts between Owner &General Contractor.

Permit Review and Approval involves the application and administration of the permitting process.

At this stage:
Plans are submitted to the Authorities having Jurisdiction (local inspections departments, Department of Insurance, local health department, etc.).
Comments (if any) are addressed.
Building permit is approved.
The fees charged for the permit and review process are typically paid for by the Owner, either directly or through the General Contractor.

Construction is where the “fun” begins. This is when dirt is pushed around, concrete is poured, steel is erected, brick is laid, roofing is applied and “Certificate of Occupancy” is obtained. This does not happen as a matter of course or by accident. A successful construction project depends on careful management and observation. This often over-looked phase of architectural design is frequently viewed by owners and architects as a waste of time and money. It has been our experience that it is anything but a waste.

At this stage:
Representation of the client’s interests during construction.
Shop drawing review of necessary building components.
Make periodic visits to the site to observe construction.
Attend regular progress meetings.
Review contractor’s Applications for Payment.
Project closeout procedures and documentation.

Post-Occupancy services are requested of architects where it is important to the Owner to maintain a period of observation and administration for a certain amount of time following the completion of construction. At this stage, the architect performs:

Warranty walkthroughs with Owner and Contractor.
Post-occupancy surveys, evaluations and reviews to help determine the success of the project.