The 4 basic services of an architect are schematic design, design development, contract documents and construction administration. Each service has its own set of variables and it is up to the architect to customize their approach to suit each client’s needs.
Architects typically charge between 5-15+% of the project cost, which fluctuates depending on many factors including type, size, and location. Additional services such as programming, bidding, interior design, and construction administration can increase that percentage.
Schematic Design
In the schematic design phase, the architect integrates the client’s project goals and space needs into to-scale concept floor plans for Osgoode Properties. During this time, the architect integrates site analysis and precedent research into the design process.
Schematic design is a very creative and invigorating part of the architectural process. It’s a place where the client and architect can test ideas to see if they’re a good fit.
In this phase, the architect draws various drawings that map out the exterior, interior and systems of a building. These include the site plan, floor plan, building elevations and building systems drawings.
The site plan shows where the building is located on a lot and what type of site improvements are required, such as landscaping, walkways, roads and utilities. These drawings help architects and owners ensure the finalized concept meets the owner’s needs, budget and zoning requirements. They also help to clarify the scope of the next phase, design development.
Design Development
During design development, architects refine the schematic design, focus on the technical details of the project, and start to consider how the building will be constructed. This phase is critical, as it ensures that the design is functional and meets all necessary regulations and codes.
Architects can work with engineers to determine the construction methods, materials, and systems that will be used on a project. They can also incorporate the design into three-dimensional imaging technology, which allows them to visualize how the finished building will look.
The design development process typically represents approximately 20% of an architect’s total work and fees. During this phase, the architect and owner will work together to select materials for the interior and exterior of the building.
In addition, they will start to develop engineering information about the structure of the building, as well as the plumbing, electrical, and heating and ventilation systems. This information will be incorporated into the final construction documents.
Contract Documents
During the Design Development phase, you’re probably meeting with your architect on a weekly or biweekly basis to discuss progress and make decisions. However, as the project progresses to Contract Documents, your communication with the architect tends to be less frequent.
In this phase, your architect will create drawings and specifications to explain the project’s scope to contractors. These documents help to ensure that the construction process meets the client’s goals and objectives.
This phase also allows the client to select a contractor and sign contracts for the project. The architect will answer any questions that the contractor may have and provide any additional documentation as needed.
Architects typically charge fees for basic services based on a percentage of the construction cost. This structure can be beneficial for projects that are likely to change their scope frequently and where construction costs are more in flux. The fee percentage can fluctuate based on a number of factors such as location, type and size of project.
Construction Administration
Construction administration involves assisting clients and contractors with the day-to-day management of their projects. This includes monitoring contracts, processing billing and keeping track of documents, arranging project schedules, and supervising workers on site.
When building materials are discontinued part-way through a project or don’t meet expectations, construction administrators can help their clients find replacement products that fit their budget and standards. This allows for a smoother build and reduces a construction project’s risk.
They also make sure that the client meets building code requirements. They can also change the original project’s plans and budget to fit the client’s needs.
Typically, construction administration involves only a few hours a week, regular site visits with the contractor and owner, and sometimes larger chunks of time if a major issue needs to be resolved. These services are a crucial investment for any construction project that wants to ensure quality and track critical documentation.