The Process

Designing and constructing a new home or commercial space can be a complex undertaking. To simplify the process, it can be divided into smaller tasks. The American Institute of Architects (AIA) has established Five Phases that are widely adopted in the construction industry: 1. Schematic Design, 2. Design Development, 3. Construction Documents, 4. Bidding/Negotiation, and 5. Construction Administration.

These phases enable the architecture and construction industry to bring clarity and organization to the project, achieve a comprehensive understanding of expectations and the project development, employ systematic problem-solving, mitigate risks for the entire team, and efficiently manage resources for our clients. It is worth noting that not all architects adhere strictly to these 5 phases, as some may only work through 2 phases: Design and Construction Documents.

In order to make our process more understandable for clients, we have chosen to name and define our phases slightly differently. Below is an overview of our project phases along with descriptions of deliverables and expectations. Please note that this list can be adjusted to suit the specific requirements of each project, and the duration of each phase may vary accordingly.

research

design & documentation

pricing

construction

PRE
DESIGN

SCHEMATIC
DESIGN

DESIGN
DEVELOPMENT

CONSTRUCTION
DOCUMENTS

BUILDING
PERMITTING

BIDDING &
NEGOTATIONS

CONSTRUCTION
ADMINISTRATION

Duration: Usually 2-4 weeks

Deliverables: Click Here for Starter Services

This is an information-gathering and processing phase. We collect all the information about the project to use in Schematic Design. This includes information about the site, any existing structure(s), codes, deed restrictions, septic information, site utilities, access, budget, and schedule.

Duration: Usually 4-8 weeks

Deliverables: Preliminary Site and Floor Plans, Preliminary Exterior Concept Drawings

This is where the rough shape of the building and the ideas are formed. We will generate a couple of different design options for you to consider - two at a minimum (sometimes more) - using all of the information gathered in the previous step. We begin by drafting a narrative for the project, called a ‘parti’, which we’ll reference throughout the project as the seed idea used to help us make decisions as the project becomes more detailed and better defined.

We generally present the schematic ideas in loose sketch form as site and plan diagrams or models, physical or digital. These are not final ideas or fixed plans, they’re meant to be conceptually evocative and to incite new ideas and feedback from you.

We’ll meet and discuss the designs with the goal of narrowing the field to one preferred design concept; something we can move forward with. Often this design will borrow features from other schemes and become a hybridized solution. The phase concludes with your selection of a scheme to further develop.

Duration: Usually 8-12 weeks

Deliverables: Drawing Set and Outline Specifications

Taking the schematic plan developed in the previous phase, we begin to develop the drawings in higher resolution. We locate the project precisely on your site and think about how it will relate to the existing conditions and consider how that will shape the building. We make the building real by drawing the floor plan - the walls, windows, doors, and stairs. We define the exact sizes and relationships of the rooms, the overall volume of the building and generate the initial set of detailed exterior elevations. We also begin thinking about materials, inside and out. Eventually we’ll know what every finish in every room is, but here we’ll conceptualize the framework for the material palette. The buildings systems will be developed in this phase as well – structural, mechanical, heating, lighting, and specialty controls.

We’ll usually meet to discuss the evolution of the design several times, each time refining the level of decisions and details.

Duration: Usually 8-12 weeks

Deliverables: Drawings and Specifications for Construction

This phase fixes all of the information about the house into a detailed set of drawings and specifications that will be used by the Contractor for pricing and construction. Think of it as an instruction manual. Before beginning, we’ll discuss whether you’d like to pursue a bid price contract or a negotiated contract and we’ll craft the drawings and level of detail in those drawings based on that decision.

We’ll submit the project for local permitting near the beginning of this phase to ensure any necessary changes can be folded in before the drawings are finalized. The local permitting process in Florida is usually straightforward and simple. Complex sites may require an earlier start on the permitting process; however, this will be determined in the Pre Design phase.

The construction documents phase will require less input from you as most of the decisions will have already been made. If there are outstanding finish selections or cabinetry design decisions, we’ll meet to confirm those.

Duration: Usually 8-24 weeks (varies widely)

Deliverables: Drawings and Specifications for Construction

In this phase, we incorporate any additional details necessary to obtain a building permit. These details are essential for demonstrating that the project adheres to the relevant land use, building and energy codes, as well as any other guidelines and regulations specified by the issuing city or jurisdiction. We submit these drawings, along with the permit application forms, to the local plans reviewer. Throughout the review period, we monitor the progress and promptly provide any additional information or clarifications requested.

During this phase, the client's involvement is typically minimal, except for exercising patience. Our objective is to guide your project through this phase as swiftly and smoothly as possible. However, the duration and expenses associated with this phase can vary significantly depending on factors such as the jurisdiction's requirements, the complexity of the project, and any special considerations like historic district or community design review processes.

Duration: Usually 3-6 weeks

Deliverables: Drawings and Specifications for Bidding

This is a separate phase, but it typically occurs alongside other phases of the work, especially if the contractor you’re seeking is in high demand. There are typically two means of selecting a contractor – by competitive bidding or by negotiated contract.

Duration: Concurrent with Contractor Building Schedule

Deliverables: Field Observation Reports

After the contract is awarded and construction begins, we act as your agent on-site, monitor progress, review applications for payment, and ensure conformance with the contract documents. We don’t tell the contractor how to do his/her work; We just make sure they’re doing the things they contractually promised to do.

This is a crucial part of the process and we strongly advocate being involved during construction. Not only does it ensure that all of the hard work we put in designing your vision is executed properly and according to the drawings we crafted, but we also find that it holds the Contractor to a higher standard of quality.

Invariably, there are things that we are just not able to draw or anticipate during the Construction Documents phase. Including the Architect in the Construction Observation phase allows the project design vision to be integrated into the details of the home seamlessly. Architects and Contractors think very differently – which is good – but not every Contractor’s decision balances function and aesthetics.