Schematic Design
Includes programming, which is the process of determining the needs of the client, prioritizing those needs, outlining the scope of the project and creating a workable budget. Initial sketches are done to determine basic relationships between spaces and relative sizes of spaces. An analysis of the property is completed to determine the best location on the site for various aspects of the project.
Design Development
Once the relationship and sizes of spaces is determined, the design becomes more refined and accurate. Structural, mechanical, and electrical systems are designed and coordinated. Additional drawings are done to further define the project.
Construction Documents
At this point, the design has been finalized and all aspects of the project have been coordinated. The final noting, dimensioning, and detailing of the project occurs. When this stage is complete, the Owner has a set of instructions to give a contractor that he may follow to build the project.
Bidding and Negotiation
During this phase, the Contract Documents are given to a contractor, or several contractors, to determine the actual cost of the project. After receiving bids on the project, the Owner selects a Contractor to build the project. The Owner and Contractor negotiate the final price before signing the Construction Contract. During this phase the Architect can act as the Owner's representative and provide help in understanding the Construction Contract.
Construction Contract Administration
During this phase, the Architect visits the project site as the Owner's representative to answer any questions the Contractor has and to verify that the Contractor is following the Construction Documents. The Architect can also review and approve the Contractor's monthly application for payment and approve change orders. The Architect keeps the Owner informed on the progress of the project.