The following descriptions of the typical phases of Architectural Services are excerpts from "The Architect's Handbook of Professional Services", twelfth edition, published by the American Institute of Architects. These are provided for the reference and convenience of our potential clients.

CONTRACTUAL FRAMEWORK* (Back to top)

Design is undertaken within a contractual framework that

  • Outlines design tasks and requirements

  • Identifies specific responsiblities for design, uncliding those of the architects, of the owner, and possibly of third parties
  • Establishes a schedule, unclidng starting and completion dates
  • Often defines design phases with interim milestone dates and owner approvals to proceed.

This contractual framework is established in the agreement between owner and architect. Design activities may be described in detail or, in the case of small or mimited scope projects, in a few sentences. AIA Document B141, the most commonly used form of owner-architect agreement, establishes five project phases:

SCHEMATIC DESIGN* (Back to top)

Schematic Design establishes the general scope, conceptual design, and scale and relationships among the components of the project. The primary objective is to arrive at a clearly defined, feasible concept and to present it in a form that achieves client understanding and acceptance. The secondary objectives are to clarify the project program, explore the most promising alternative design solutions, and provide a reasonable basis for analyzing the cost of the project.

DESIGN DEVELOPMENT* (Back to top)

Design development is the period in which the design itself achieves the refinement and coordination necessary for a really polished work of architecture. The decisions made in schematic design are worked out at a scale that minimizes the possibility of major modifications during the construction contract documents phase. Working drawings and specifications are complex and intricately interrelated; changes in those documents are costly and more likely to lead to coordination problems during construction. Thus, the primary purpose of design development is to further define and describe all important aspects of the project so that what remains is the formal documentation step of construction contract documents.

Design development may be a substantial undertaking, or it may be a much briefer transition from schematic design to construction documents. Some owners require extensive schematic design services; with much of the project "developed" by the time this phase ends. For some straightforward or repetitive projects, the schematic design may be sufficiently clear for both owner and architect to proceed directly to construction documents with confidence. In there instances, design development may be brief (or in the most extreme cases, nonexistent).

CONSTRUCTION DOCUMENTS* (Back to top)

During the construction documents phase, additional design issues emerge as the design team works out the final material and system selections, details, and dimensions. For example,

The final detailing and specification of an exterior wall, including the selection of specific products and manufacturers, inevitably leads to modifications of the dimensions, color, transparency, and other aspects of the wall.
The detailing and specification of interior partitions, openings, and finishes involves a large number of minute design decisions from the location of joints to the selection of the final materials or acceptable alternates.

BIDDING AND NEGOTIATION* (Back to top)

The bidding and negotiation phase is usually a short but very important part of the project delivery process. To this point, the project team has invested an enormous amount of time, talent, and energy in designing and documenting a project that meets the owner's requirements. During bidding and negotiation, the building industry provides its response - its statement of what it can do, how much time it will take to do it, and what price it will charge.

The "moment-of-truth" character of bidding and negotiation is well known. At this point, some projects are sent back to the drawing board; a few are terminated entirely. Just as important, though, bidding and negotiation bring the builder or builders to the project team. A new set of formal and informal relationships must be forged and these relationships will have much to do with the success of the project.

The services provided by the architect during bidding and negotiation are very important. They play an essential part in attracting the best possible builders to the project, obtaining reasonable prices, and starting the construction process off on the best possible foot.

CONSTRUCTION CONTRACT ADMINISTRATION* (Back to top)

As construction contract administrators, architects interpret the documents, track the progress of the work, and reconcile the sometimes competing interests of the owner and those constructing the project.
The construction phase brings all the predesign, design, documentation, bidding, and negotiation services to realization. While one or more building contractors assume responsibility for the construction work, architects remain involved to

  • Observe the construction work for conformance to drawings and specifications
  • Process the contractor's shop drawings, product data and samples
  • Review the results of construction tests and inspections
  • Evaluate contractor requests for payment
  • Handle requests for changes during construction
  • Address and resolve claims brought by the owner or contractor
  • Administer the completion and closeout process for the owner
* - Content courtesy of The Architect's
Handbook of Professional Practice, 12th edition
published by the American Institute of Architects