Taking a construction project from inception to completion is a lengthy & complex process involving many disciplines and trades throughout the entire realization. Architects and design professionals are the first ones on board to carry the responsibility of setting the project for successful completion.
What is an Architectural Design Process?
The Architectural Design Process is how a construction project is developed and analyzed.
Due to the complexity of this process, it is broken down into seven stages that clearly identify periods of review, create a structured release of design information, and determine the stages of invoicing.
In this Guide, we have summarized this extensive process into a brief overview, based on Standard 7 Phases.
Although our quick guide is not by any means comprehensive, experience has shown that knowledge of our standard procedures helps our clients feel comfortable for the duration of the project, providing insight into the behind-the-scenes of planning a construction project.
1. Pre-Design / Programming
The architectural design process begins with the Pre-Design phase, also called "Programming". During the Programming phase, the architect works with the client to understand the plot of land on which the project will take place, discuss what the client wants for the building they’re commissioning, and collect standard documentation necessary to move forward.
The architect then moves into conducting research and collecting data specific to the project, such as Local zoning, land-use restrictions, project scope, surrounding buildings, neighborhood, site conditions, building codes, and more. After this, the Architect will have a good understanding of what can, and cannot be done allowing the architect to move into brainstorming various design ideas and options considering specific restrictions and regulations while designing.
2. Schematic Design (SD)
During the Schematic Design phase, the architect develops rough, conceptual ideas to present to the client to collect feedback and begin setting the direction of a design.
SD is the time to collect as much client feedback as possible and explore different design variations to begin identifying a single ideal design direction to develop further.
Costs and delays are often avoided by a thorough schematic design practice since
the conceptual designs do not take as much time to review and edit.
This process of meeting and revising between the client and Architect will continue until the design is agreed upon by all parties.
3. Design Development (DD)
At this stage, a structural engineer will join the design team to help come up with more accurate estimates for the project & look at the design from an engineering point of view.
The Design Development phase develops the conceptual design agreed upon during SD further, adding details, placing windows and doors, and making any adjustments to the building form necessary. Architect also begins to present various materials, fixtures, and finishes, continuing to collect feedback and edit accordingly.
At the end of the Design Development phase the building’s exterior, layout, and dimensions are finalized and the majority of the materials are selected.
4. Construction Documents (CD)
At this point, the design needs to be finalized and approved by the client, allowing only minor adjustments hereafter.
CD, out of all the phases takes the longest and is also the time when the architect and design team disappear for some time to work behind the scenes. Preparing construction
documentation for a project is a complex, time-intensive process that requires a high
level of detailed execution, and accuracy. Construction Documents must also be
stamped and approved by a licensed architect/engineer prior
to submission to the permitting authority.
This process can take anywhere from 4-10+ weeks depending on the complexity and size of the project.
5. Building Permits
It’s illegal to commence construction without first securing permits for the job, regardless of the complexity or size of the project.
A signed and Sealed Building permit set of Construction Documents is submitted to the permitting authority - The city/county to review and check if it’s structurally sound and follows local zoning laws and building codes. This process is imperative to avoid dangerous mistakes for which the architects, builders, and property owners can be liable.
The time to pull permits for the construction project varies greatly and is out of development teams' control, often taking weeks/months depending on the size and complexity of the project as well as the city itself.
6. Bidding and Negotiation
This phase refers only to architectural firms that aren’t building the project themselves. The bidding process is when architects contract with a construction company that will do the actual construction. The process is expedited if permits have already been pulled.
The architect will advise the client when bids come in to find the best fit for the project, including qualifications and costs. This can be done through negotiated bids where builders go through construction documents and review materials and schedules. Keep in mind that sometimes the client already has a construction company in mind for the project. A competitive bid process is when the architect vets local construction companies and their past projects in order to make appropriate selections for the bidding process- each construction company then competes for the job. Quality, cost, and experience are considered. The winning company will contract with the client, not the architect.
7. Construction Administration (CA)
The final phase involves the architect frequently visiting the construction site to answer questions and deal with issues that arise.
Having access to the architect is one way to avoid costly delays. The regularity of the architect’s visits depends on the size of the construction project and it could be weekly or monthly.
The construction crew is in charge of the development of the project from this point on. This phase will last as long as it takes to complete the construction.
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