I need something built. What’s the process?

We’re glad you asked! Every design is unique but the path to making them is well worn. We hope this outline will help clarify how architects work.

Design Discovery

Our process begins with a series of questions about the practical, poetic, and aesthetic elements of your project. We’ll have a meeting after this to discuss the project in detail.

After that meeting we will work towards a project proposal. This would include any consultants (such as engineering) that you would need to develop this project. After the proposasl is signed, we can get started making your vision happen!

If you are interested in gettting started, click here!

Schematic Design

This is the most fun part. We have a blank page and we’re developing the big picture ideas. Once we have a layout that we feel good about, we lock in and start to add detail and kick off our engineering partners.

The SD drawing set might be 10 pages.

Design Development

We’ve got a great layout. Now we get engineering involved. We start digging into the technical and practical aspects of making your project. Engineers would develop their drawings and a schematic specifications book would begin in this phase.

The DD drawing set might be 20 pages.

Construction Documents

This is the phase of the work where we take things to the full level of detail to something that can be built. Wall sections, details, specifications, and engineering drawings are developed.

Not every project has a full specifications book but they are great for ensuring the quality of the construction. The drawings and specs are complimentary to one another. Specs cover the quality and execution of the work, while the drawings cover the quantities and design intent.

This set of drawings will be stamped by the architect and engineering consultants. As designers, we commit that these drawings are suitable for construction and that they also protect the public’s health safety and welfare.

The CD drawing set might be 30 pages.

….or 300+ if its a large hotel!

Bidding & Permitting

Each municipality is a little different but we help with the process of submitting the drawings for approval. Minor revisions and discussions may be required to get the project passed. Once a series of city employees hava approved the project, we have a building permit that can be pulled by your selected licensed general contractor.

During the permitting process, we would typically share the drawings and specs to a few general contractors to bid the project. There may be questions or revisions through this process and all the bidders would be made aware of those answers and drawing changes. Once you’ve decided on the contractor, we encourage the construction contract to be an AIA 101 or AIA 104 contract.

Construction Administration

Once we have the building permit, construction can begin. There are a few frequently used forms of paperwork for changes and clarification during construction:

  • Submittal: The GC uses this to submit products for approval, cutsheets etc.

  • RFI: Request for informantion. This is the GC asking for clarification.

  • Change Order: A change that affects the cost of the work. This has to be signed by the Owner, Architect and Contractor.

  • ASI: Architect’s supplimental Instructions. This is a minor change that does not affect cost.

Construction comes in bursts. Some days there will be a large crew and other days there will be no people there. As different segments of the work are completed there will be a period of waiting for different inspections. Once we have substantial completion, we can pursue the Certificate of Occupancy and prepare the Punch List.

The Punch List is a list of final items to complete before the project is considered complete by all parties. The Punch List is typically prepared by the Owner and is paid for through a retainer percentage that was held throughout the project.

After the Punch List is complete and Certificate of Occupancy is given, you have a completed project!