While every project is different and unfolds differently, what follows is a description of my services for a typical renovation project.

Engagement

After meeting a client and touring their property, if they are interested, I will prepare a basic proposal including my understanding of the scope of work, a list of architectural services, and the business terms. After some back and forth, if the owner wants to proceed, I will prepare an American Institute of Architects Owner-Architect Agreement for review and signing. My original proposal is attached as an exhibit to the agreement. Everything I do is transparent, so if AIA contract terms have been modified or adjusted, it is apparent to the client. At contract signing, I require a deposit that I will hold “on account” and deduct from my final invoice.

Existing Conditions Documentation and Pre-design

After being hired for a renovation project, which is most of my work, I document the existing conditions. This usually take a few sessions of field measuring and inputting existing floor plans and, if necessary, elevations. Usually during the existing conditions documentation phase I am gathering additional information from the owner and investigating site, zoning, and building department issues. For a new building on an empty site, I work with the owner to engage a licensed surveyor to draw the property while exploring similar project parameters and jurisdictional requirements.

Schematic Design

Then, based on what I’ve learned and my background documents, I take a stab at the design which usually means several subsequent stabs as well. I solve problems through deep understanding and rigorous investigation. Because I believe that one space affects another, I strive for comprehensive solutions. If I am asked to design a kitchen, I think about how it affects the dining room, living area, and porch. Most of the work at this point is done in plan or model. After I have an idea, more often than not, several ideas, I will meet with the client and present pre-schematic plans showing a basic layout and design direction. Based on that meeting I will modify the basic design to achieve a collective vision. After a plan is accepted, I begin to develop elevations and sections. Their completion marks the end of Schematic Design.

Design Development

The next phase, Design Development, is about elaboration. DD documents fix and describe the size and character the project and often include diagrammatic approaches to affected building systems. Design development documents are geared toward building department filing.

Construction Documents

During the Construction Document phase all building elements are specified in detail so that the drawings may be competitively bid for a fixed fee agreement and the work subsequently executed.

Bidding

Once construction documents are completed, the project usually goes out to bid. I like competitive bidding and have faith in the wisdom of the crowd. I have no loyalty to specific contractors. No deals or kickbacks. I usually bid projects to 3 to 5 bidders. When a project is put out to bid, I include a bid breakdown sheet so that itemized bids can be easily compared. Bidding lasts about 3 weeks. A week or so after the drawings are bid, I schedule all bidders visit the site, usually one after another with owners present. Seeing a bidder’s behavior, especially his timeliness, understanding of the documents, and interaction with the owner is invaluable in decision making. After the bids are returned, they are compared and analyzed. Bidders may be asked additional questions. Usually one or two are asked back for a second interview. Then a decision is made. I will then prepare an AIA Owner-Contractor Agreement. The bid breakdown sheet will become the schedule of values which will be used for monthly invoicing by the contractor during construction administration. Once the contractor is hired, he will obtain the appropriate permits based upon the approved plans.

Construction Administration

During Construction Administration phase, the architect’s role is to confirm that work is being completed in accordance with the approved plans. However, in my practice, I usually go further, visiting the site on a weekly or biweekly basis, addressing contractor concerns with sketches and addenda, arbitrating change orders and disputes, and reviewing monthly contractor payment requisitions.

Completion

As the project draws to a close, I will complete the inspections that I committed to during the filing process. I will shuttle the project from substantial completion through the project punchlist to final completion. I will work to assure that the highest level of craftsmanship and execution is obtained throughout the project.