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Almost all construction projects, large or small, are subdivided into phases. For the architect, most projects will consist of the following six phases: Pre-Design, Schematic Design, Design Development, Construction Documents, Bidding & Permitting, and Construction Administration. The following is a brief outline of the facets of each phase.
Pre-Design
“We borrow from nature the space upon which we build” - Tadao Ando
At the very beginning of the process - the Pre-Design (PD) Phase - we will conduct a site exploration to investigate all the codes that have jurisdiction over your property. In many cases this investigation uncovers a requirement or restriction that may impact your project goals in some way. The second part of this phase is to document the existing property. For various reasons, the drawings (if any) originally used to build your house may not be accurate today. We therefore must take field measurements and document the existing conditions. These documents are called ‘as-builts’.
Schematic Design
“Good architecture lets nature in” - Mario Pei
Schematic Design is the phase in which the size, scope and shape of the project are articulated through plan, elevation and section drawings (and three-dimensional models as an extra service if requested). By the end of this phase, we should be able to provide our client with a rough idea of the project costs including estimated permit fees.
Design Development
“Architecture for me, is about connecting and creating spaces between the earth and human” - Brinda Somaya
In the Design Development phase, we refine the design of the selected option. We also develop finer details such as cabinetry, exterior/interior trim, the shapes and character of the spaces, and integration of the mechanical (heating/cooling/plumbing) and electrical systems.
Construction Documents
“The Sun does not realize how wonderful it is until after a room is made” - Louis Kahn
Once design details are approved, we can proceed to the Construction Documents phase. Here we produce the necessary documents required to apply for a building permit and for the contractor to build the project. These contract documents consist of drawings with dimensions and notes (specifications), as well as drawings and calculations by consultants as required.
Bidding & Permitting
“One of the great beauties of architecture is that each time, it is like life starting all over again” - Renzo Piano
In the Bidding/Permitting phase, the construction documents are submitted to the authority(ies) having jurisdiction to apply for a building permit. During this phase, general contractors can be invited to review the documents to bid the project (or if a general contractor has already been selected, then he/she will use this time to retain subcontractors to do certain portions of the work) and finalize the price of the job.
Construction Administration
“Logic will get you from A to B. Imagination will take you everywhere.” - Albert Einstein
During construction, the architect may be retained to assist the owner in making sure the project is built according to the contract documents. Because no set of documents is ever perfect (human error), and unforeseen circumstances are inevitable during construction, there is also a fair amount of coordination required between the parties. Depending on the complexity of the project, the architect will make site visits on a regular basis, or as required, to coordinate with the contractor and make observations on behalf of the owner.
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