Design and construction projects involve several steps. Typically, projects go through the following seven phases. However, on some projects, several of these steps may be combined or there may be additional ones. Project delivery systems are complex and varied. The architect will advise the owner of the best system for their project.

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·Phase 1: Programming / What to Build

The owner and architect discuss the requirements for the project (how many rooms, the function of the spaces, etc.), testing the fit between the owner’s needs, wants and budget.

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·Phase 2: Schematic Design / Rough Sketches

The architect prepares a series of rough sketches, known as schematic design, which show the general site plan and arrangement of buildings and rooms. Some architects also prepare models to help visualize the project. The owner approves these sketches before proceeding to the next phase.

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·Phase 3: Design Development/Refining Design

The architect prepares more detailed drawings to illustrate other aspects of the proposed design. Floor plans show all the rooms in correct size and shape. Outline specifications are prepared listing the major materials and room finishes. The budget is revised and compared to the established programming.

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·Phase 4: Preparation of Construction Documents

Once the owner has approved the design and the opinion of probable cost prepared by the architect, the architect prepares detailed drawings and specifications, which the contractor will use to establish actual construction cost and build the project. The drawings, bid documents and specifications become part of the contract documents.

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·Phase 5: Hiring the Contractor

The owner selects and hires the contractor. A negotiated agreement with one contractor or a competitive bid with 4 to 5 contractors is normal. The architect prepares bidding documents, specifications as well as invitations to bid and instructions to bidders.

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·Phase 6: Construction Administration

While the contractor will physically build the building or the addition, the architect assists the owner in making sure that the project is built according to the plans and specifications. The architect will make site visits to observe construction, review and approve the contractor’s application for payment, review shop drawings and generally keep the owner informed of the project’s progress. The contractor is solely responsible for construction methods, techniques, schedules, procedures and job site safety.

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·Phase 7: Post Occupancy Evaluation

Prior to the expiration of the contractor’s one year warranty, the architect tours the building and site with the owner to document any problems with labor or materials, that require repair by the contractor.Click Here to return to the FAQ page.