In the Predesign Phase, the Architect and the Owner meet to mutually determine the project goals and constraints of the project. The Architect will check general building codes and zoning requirements and obtain or prepare drawings of existing conditions. The result of the Predesign work will be a written program and measured floor plans and required elevations or any other necessary drawings of the areas of renovation.  A site visit is required in order to photograph, measure and record existing as-built conditions as needed so that design work can begin.


Schematic Design      

Schematic Design establishes the general scope, conceptual design, scale and relationships among the components of the project. The primary objective is to arrive at a clearly defined, feasible concept while exploring the most promising alternative design solutions. This phase will include multiple design options, for the Owner’s consideration. Zoning requirements or jurisdictional restrictions will be further researched and addressed.  The Architect will prepare a series of rough plans, known as schematics, which show the general arrangement of rooms and of the building on the site. Sketches, 3d models and/or illustrations are prepared to help visualize the project as necessary. The project proceeds to the next phase when the Owner approves the Schematic Design.


Design Development 

In this phase the Architect expands upon the approved schematic design studies to develop more detailed drawings illustrating other aspects of the proposed design. Floor plans show all the rooms in correct size and shape. At this time, the Owner can begin to look for appliances, lights and finishes that will be incorporated into the final documents where applicable. The Architect will provide guidance.  Outline specifications are prepared listing the major materials and room finishes, door and window types. The Architect verifies that the design complies with building codes and works with engineers to design the structure and electrical systems. The project proceeds to the next phase when the Owner approves the Design Development documents.


Construction Documents

Once the Owner has approved the Design Development phase, the Architect prepares a set of detailed Construction Documents including Drawings, General Notes, Specifications and Schedules setting forth the requirements for the construction of the project suitable for pricing, obtaining a building permit and construction. The Architect may also assist the Owner in the preparation of bidding forms.


Construction Administration

While the Contractor will physically build the project, the Architect can assist the Owner by making site visits to observe the construction to determine, in general, if the project is being built according to the plans and specifications. The Architect may also review and approve the Contractor's applications for payment, process change orders, and generally keep the Owner informed of the project's progress. The Contractor is solely responsible for construction methods, techniques, schedules, and procedures. At the completion of construction the Architect may develop a “punch list” of work not completed or improperly constructed and will coordinate the completion of these items with the general contractor.