PROCESS
WHAT TO BUILD
This first stage, called Programming, is probably the most valuable time spent. During this time, the requirements of your building will be discussed: how many rooms, what function the structure will have, who will use it and how. It is also a useful time to begin balancing what is wanted with what can be spent on the project.
Be prepared to explore many different ideas. Be very frank about how you want the end result to feel and work. We will ask you lots of questions to get a better sense of your goals and needs and to determine if your expectations match your reality. We may suggest changes based upon knowledge, experience, and your budget.After thoroughly discussing your functional requirements, we will prepare a statement outlining the scope of your project. During the next step, your program will be realized.
Included during this stage will be an accurate documentation of the existing conditions. This will serve as the basis for future design work. If your project is a new house, then a topographic survey should be done at this point. A soils engineer may also need to do testing.This steps typically constitutes 5% of the overall time for our services.
SCHEMATICS
Once you have defined what is to be built, we will do a series of rough sketches, known as Schematic Designs. These sketches will show you the general arrangement of rooms and of the site. Depending on the project and your wishes, digital or actual models of the design can be made to help you better visualize it. These sketches are not “finished” construction documents. They are meant to show possible approaches for your consideration.
We will refine and revise the sketches until a solution is developed that you agree meets the needs of your project. At this point, a rough preliminary estimate of construction cost will be given.
Remember, there are still many more details to be established about your project and that this cost estimate is very general. It is hard to predict market conditions, the availability of materials, and other unforeseen situations that could drive up costs. Therefore, this figure must include a healthy contingency to cover cost changes that arise as the design matures. A 20% contingency is recommended.
Don’t panic if these first sketches seem different from what you envisioned. Ask how these designs satisfy the requirements you discussed at the first stage. It is vital that we are clear about what you want and what is to be designed. It is much easier to make changes now when your project is on paper, than later on when foundations have been poured and walls erected. Before proceeding to the next phase, we will ask for your approval of these sketches. These first two steps typically constitute 15% of the overall time for our services.
DESIGN DEVELOPMENT
This step, is when more detailed drawings are prepared to illustrate other aspects of the proposed design. The floor plans show all the rooms in the correct size and shape. Outline specifications are prepared listing the major materials and room finishes. The structural engineer is often brought in at this point for an initial consultation (the total fee for a structural engineer can range from 1-3% of the construction budget, it is usually a higher percentage for a remodel because the overall budget is smaller).
When looking at these drawings, try to imagine yourself actually using the spaces. Ask yourself: Do the traffic patterns flow well? Does each space serve all the needs of its intended purpose? Do I have a good sense of what it will look like? Do I like how it looks? Do I agree with the selection of wall, floor and ceiling finishes, door types, windows, etc.?
Remember, there are still many more details to be established about your project and that this cost estimate is very general. It is hard to predict market conditions, the availability of materials, and other unforeseen situations that could drive up costs. Therefore, this figure must include a healthy contingency to cover cost changes that arise as the design matures. A 20% contingency is recommended.
Based on these drawings, we may prepare a more detailed estimate, though final costs will actually depend on market conditions. At this point, the client is advised to seek a preliminary estimate from a contractor. Our clients are encouraged to review every element with us to make sure you are getting the most out of your construction dollar.
The Design Development step usually takes another 20% of our service fee.
This is also the time that all applications for planning and zoning approvals should be made. Because the planning process varies with each individual project, this procedure is considered an “additional service”
CONSTRUCTION DOCUMENTS
At this point, we will prepare your construction documents. These are the detailed drawings and specifications which the contractor will use to build the project. These drawings and specifications become part of the contract. When construction documents are finished, you are ready to hire the general contractor or builder.
This phase constitutes 40% of the basic architectural service. The structural engineer will perform the majority of his/her work at the this point. The Title 24 consultant will perform their energy analysis. Depending on the nature of the project, other consultants may be included (HVAC, Civil, etc.)
CHOOSING A BUILDER
There are a number of ways to select a contractor. We can make recommendations, or if you already have someone you want to work with, you might send the construction documents to him or her to negotiate fees and costs. You may also wish to choose among several contractors you’ve asked to submit bids for the job. We can help you prepare the bidding documents, which consist of drawings and specifications as well as invitations to bid and instructions to bidders. The bidding documents are then sent to several contractors, who, within a given period of time, reply with bids which include the cost for building your project. A comparative analysis will be provided, as well as assistance in final selection, and preparation of the contract for construction.
This phase constitutes 5% of the basic architectural service.
While we can recommend contractors and assist in the selection process, the final choice is up to you. Some people prefer to act as their own general contractor or to do part, or all of the construction, themselves. These methods can save money initially but can also add problems and costs later on. We welcome you to discuss the pros and cons of these methods with us to help you decide what will work best.
CONSTRUCTION
This final step is often the most anxiety-producing part of the whole process. Up until now, your project has been confined to intense discussion, planning, and two dimensional renderings. When construction begins, your project moves from abstraction to a physical reality.
Our involvement normally does not stop with the preparation of construction documents. We also provide construction administration services. These services may include assisting you in hiring the contractor, making site visits, reviewing and approving the contractor’s applications for payment, and keeping you informed of the project’s progress.
Although we observe construction, the contractor is solely responsible for the construction methods, techniques, schedules, and procedures. The contractor supervises and directs the construction work on the project.
This final phase usually constitutes 15% of our basic architectural fee.
GENERAL CONSIDERATIONS
The path to a completed building project is paved with lots of challenges and uncertainty. There are literally hundreds of decisions to be made, decisions which have a strong impact on how the project looks and functions over time. We can not only ease the way by helping you avoid wrong turns, but also direct you to solutions you never considered. The result is a unique building project created to meet your needs, express your individuality, and provide enjoyment for everyone who uses it.
Details: The fee for these six steps; the basic architectural services, usually amounts to 12-15% of the cost of construction. This amount varies depending upon the complexity of the project, the level of detail and materials used, and the overall size of the project (smaller projects usually reflect a higher percentage).
All time is billed hourly. We bill monthly and as we are a small office, timely payment is required (within 15 days unless arranged otherwise). We reserve the right to raise our rates a modest amount each Fall.
All reimbursable expenses will be billed at cost + 15%.
Consultants, as necessary shall be retained by you. If we retain them, their fees will be marked up 15%. Depending on the nature of your project, these consultants may be used: structural engineer, surveyor, soils engineer, civil engineer, mechanical & electrical engineer, cost estimator, energy consultant (Title 24 Calculations). Typically, you may assume that consultant fees will total roughly 3-5% of the cost of construction.
Thank you for considering our office to assist you in your project.