The Phases in Architect Design Services

Within Architect Design Services, there are 5 basic phases of how an architect design services process a project and how a project is structured. The phases are as follows, with a brief description of what each phase contains:

THE SCHEMATIC DESIGN

This is the first phase of architect design services for designing the project, the preliminary drawing phase, and accounts for approximately 15% of the architect's work. The architect will discuss any requirements they have for the project with the client. After researching those requirements regarding zoning for the property and building code issues for the structure, the architect will then do an analysis.

Individual space planning is done by the architect using the information provided by the client on what spaces they require the building to have. The architect will establish each space's location, size, and relationships.

The goal of Schematic Design is for the architect to establish the shape and size of the building and the basic plans. This helps the architect determine how the building will look and function. This phase often requires several meetings with the client until a final drawing is achieved.

THE CONSTRUCTION DOCUMENTS

With the final design in place, it is time for the final drawings, notes, and most of the technical specifications to be presented for all the bids and construction and apply for all permits required.

This is the largest phase for an architect design service, approximately 40% of the architect's work is within this phase. In this phase, the architect and engineers meet to finalize all the engineering and technical drawings, including the detailing.

This includes the HVAC system, electrical, plumbing, gas, and calculating the energy needs and uses. All materials and products are selected and scheduled in this phase with multiple drawing sets produced by the architect, including a filing for approval by the Building Department. A set of drawings are given to the General Contractor.

THE DESIGN DEVELOPMENT

In the Design Development phase, the architect works with the client to select the finishes and materials including the doors, windows, and fixtures. The initial plans are revised as needed and include more details and specifics obtained during those meetings. This phase is approximately 20% of the architect's work.

Preliminary engineering is started on the structure, including the HVAC, electrical, plumbing, energy analysis, and anything project-specific.

THE BIDDING

This is the phase where the owner reviews the bids and selects the contractor for construction with little involvement from the architect. Approximately 5% of their work is assisting the client in the decision, answering questions from the contractors, and providing any documentation contractors request.

THE CONSTRUCTION OBSERVATION

The longest phase of the entire project starts here with the Construction Observation. Twenty percent of the architect's job is involved, who may or may not observe on-site but is available for any concerns or questions.