Services

PRE-DESIGN SERVICES: These are the necessary services which are necessary before design can begin. Pre-design services vary depending on the type of project and the complexity of the project. Regardless of the type of project though a "program" is required. A program lists the goals for the project. Some of these goals include functionality, space relationships, budgets and schedules. All are defined by the client and users. The Architect can assist the client with their program. Other pre-design requirements are surveys, as-built documents (in the case of a remodel, addition or modification), legal descriptions, CC&R's, feasibility studies/proformas (in the case of commercial endeavors), soils and perc tests, utilities, code and zoning research, traffic studies and any other factors that could influence the design. During this period the rest of the design team should be determined. My fee is $85 per hour. For a simple remodel or tenant improvement this should only run around $300. For larger projects this phase will be around 1% of the construction cost.

CONCEPTUAL DESIGN SERVICES: This service provides the initial site layout, schematic floor plans, preliminary exterior elevations, basic building sections, outline specifications and a rough "order of magnitude" cost estimate. During this phase the architect will meet with the client to finalize the overall design making adjustments based on the client input. The Schematic Design will be the basis of all consultant contracts and meetings with municipalities, agencies, utility companies for preliminary approvals. The Schematic Design is the basis for the overall development of the project. The consultants are selected during this phase. This phase will run between 2% and 3.5% of the construction cost.

PRELIMINARY DESIGN & DESIGN DEVELOPMENT SERVICES: This is the phase where the conceptual design is refined. The work of the consultants* (i.e. structural, mechanical, electrical) begins, and their work and space requirements are integrated into the design. The site plan, floor plan, exterior elevations, building sections, wall sections, interior elevations, reflected ceiling plans and roof plan are generated. All equipment and finishes are selected usually in the form of catalog cuts**. The consultants will generate foundation and framing plans, electrical and lighting plans, grading, paving and landscape plans, utility plans, etcetera which address their specific discipline. The construction estimate is further detailed and broken into several categories such as concrete foundations, framing, floor finishes, roofing, etc. The cost of this phase really depends on the number and types of consultants needed for the project and can run from about 3% to as much as 6% of the construction cost.

CONSTRUCTION DOCUMENT SERVICES: The construction documents are the finalized, permit ready instructions and plans for the builder. The details, wall sections, door and window schedules, stair sections are generated and keyed to the plans, building sections and elevations.*** The cover sheet is generated and notes are keyed to the plans and details. Demolition plans if required are added to the documents. The specifications are finalized. The construction cost estimate is also finalized. The cost for this phase will usually be between 4% and 5% of the construction cost.

BID, PERMIT, COSTRUCTION ADMINISTRATION SERVICES: These are the services provided by the architect and the client's other consultants for client to select a General Contractor, to secure necessary permits, to review Shop Drawings and other required submittals for overall conformance to the Construction Documents and to monitor/advise the client regarding the progress of construction. The Architect will assist the client in issues of bonds, insurance, financing, progress payments, schedules, Change Orders, Requests for Information (RFI), warrantees, Substantial Completion and Closeout. The cost of these services is about 2% of the construction cost.

* Not all projects necessarily require consultants; it depends on the complexity of the project. This determination is part of the Pre-Design Services.

** Catalog cut is a description by the manufacturer/supplier of a particular material or piece of equipment. The catalog cut will usually provide information regarding finishes, dimensions, mounting instructions, utility requirements, warranty information and costs.

*** Not all the plans and details for the project are included in the Construction Documents. These are commonly refered to as Shop Drawings or Deferred Submittals. They are generated by the supplier, fabricator, contractor or manufacturer after the material is ordered or the contract is signed. They include things like truss drawings, fire sprinkler drawings and shoring drawings.