RESOURCES

An architect provides a range of essential services that extend far beyond designing buildings. As a highly trained and licensed professional, an architect not only creates beautiful and functional spaces but also ensures that projects comply with safety, legal, and regulatory standards. The role of an architect covers two key areas: design and planning of buildings and spaces, and construction contract administration on behalf of the client. 

This core service involves more than aesthetics. Architects design buildings and spaces in a way that integrates functionality, beauty, and compliance with zoning laws, building codes, and safety standards. They ensure that the design aligns with the client's vision while adhering to regulatory requirements. This involves a deep understanding of spatial organization, material selection, environmental impact, and community context. 

Once a design is finalized, an architect shifts into the role of a client’s representative during the construction phase. Acting as the client's advocate, the architect ensures that the project is built according to plan, often negotiating contracts with builders, reviewing bids, and overseeing the construction process. This service protects the client's interests and ensures that the final outcome matches the original design. 

1. Initial Consultation, Pre-Design, and Schematic Design

At the beginning of a project, the architect meets with the client to define the building’s purpose and requirements. This phase might also include master planning or historical research if the project involves an existing building. Initial sketches, known as schematic designs, are developed to provide an early visualization of the project. Through this interactive process, architects help clients make informed decisions, discover cost-saving opportunities, and plan the project before creating detailed construction documents.

Once a schematic design is chosen, it is refined into a more detailed set of plans that outline the building’s structure, features, and approximate cost. This phase allows the client and contractors to fully understand what the building will entail before final construction documents are prepared, offering a chance to make adjustments early on.

In this phase, detailed plans and specifications are produced. These documents define every aspect of the building, from the materials to the dimensions, and form the legal basis for the construction process. Architects collaborate with other professionals, such as engineers, to ensure all technical aspects of the project are addressed. A complete set of construction documents reduces the likelihood of errors and unforeseen costs during the building phase.

Architects assist clients in soliciting bids from contractors, helping to ensure the project is built at the best value. They can break down bids for easier comparison and advise on contractor selection. Once a contractor is chosen, the architect helps draft and review contracts to clearly define the scope of work and costs.

During construction, the architect supervises the process to ensure the project adheres to the design, and resolves issues between the client and contractor. They review any changes, manage disputes, and ensure that payments to the contractor reflect the work completed. This oversight ensures that the client's budget, schedule, and quality expectations are met.

In addition to the main phases, architects can assist with obtaining building permits, variances, and certificates of occupancy. They also help clients navigate complex regulatory processes, especially in historically sensitive or regulated areas. Architects can conduct feasibility studies, complete documentation for historic tax credits, and ensure buildings meet legal requirements for occupancy.

From start to finish, architects play a crucial role in delivering successful projects. Their expertise goes beyond design, offering strategic guidance on construction, materials, budgeting, and legal processes. This comprehensive approach not only enhances the final product but also ensures that the project is efficient, cost-effective, and aligned with the client's vision. By advocating for the client at every stage, architects provide exceptional value in terms of quality control, cost management, and time efficiency. 

Designing and building a home or planning and constructing a space for a new or growing business is a complex task. One way to make a complex task seem more manageable is to break it up into smaller sub-tasks, and architects apply a similar strategy to the design and construction process. The American Institute of Architects (AIA) defines the following Phases of Architecture that are commonly referred to throughout the industry:

1. Pre-Design
2. Schematic Design
3. Design Development
4. Construction Documents
5. Building Permitting
6. Bidding and Negotiations
7. Contract Administration

Having a basic understanding of what happens during each of these work phases will help you communicate with the architect. Being familiar with each phase’s milestones and deliverables is also important because architects typically organize contracts and project schedules around them. Here at A.B. Group, we value clarity and want the experience of working with us to be as straightforward and stress-free as possible. We name and define our work phases slightly differently than the AIA to make them easier to understand. Below is an outline of our project phase breakdown with a description of the deliverables or milestones at each step. This list may be modified to meet a particular project’s needs and the length of time each phase will take depends on many factors, but most projects will progress as follows:

Pre-design is an information gathering phase that will be the foundation for the design phases to follow. The main goal during this phase is to learn everything possible about our clients’ personality, lifestyle, and needs as well as determine how much space you need now and likely to need in the future, and how that space should be used, organized, and arranged. This information is organized into a document called the Program, which describes all the rooms and spaces for the project, their approximate sizes and any specific qualities or unique features you are looking for. The other part of Pre-design phase is observing and documenting the existing conditions at the project site. This usually entails a survey of the land to determine the property line locations and/or measurements of any existing structures. We also do background research to better understand how the site relates to the surrounding area, climate, people, and the regulations that affect the project.

In this phase, we begin the process of translating the Program into an beautiful building designs. This is when we start exploring design concepts; it is the time for testing options and getting a general idea of the look and feel. The floor plans and shape of the project will begin to take form, but the specifics about materials and details will come later. The Schematic Design phase includes several meetings where we present ideas to our clients using images of other projects, hand sketches, and models to help visualize the size, shape, and relationship of spaces to each other. We listen your comments and reactions, then refine the ideas according to your feedback until we reach an agreed upon design direction to develop further in the following phases. Clients can expect to be asked for approval of the Schematic Design before work proceeds. Make sure to let your design professional know if you don’t understand something and take the time necessary to give thoughtful feedback. It is always possible to make changes later, but it is easiest during this phase when the design is most fluid.

During Design Development, we advance the design significantly based on the floor plan and exterior concept approved in the previous phase. The first priority of this phase is to define and develop all the important aspects of the project and produce a set of drawings and outline specification to show potential contractors for preliminary cost estimating. If adjustments are necessary to bring the project scope in line with the construction budget, it is most efficient to do this sooner than later. Once we know we are on track, we will talk more specifically about the interior and exterior materials and functionality. As we dial in the layout of the indoor and outdoor spaces, we will refine the window and door placements and make adjustments to the building form.

This phase is usually when our clients feel the project coming to life and it becomes possible to see themselves in the new space. By the end of the Design Development phase, the building exterior will be fully designed, the interior layout completed, dimensions of all spaces finalized, and most materials selected. A structural engineer will be added to the team, and consultants for HVAC, plumbing, and electrical systems may be needed depending on the complexity of the project. The deliverable will be a more detailed set of drawings that communicates: the overall layout and volume of the building or space, all significant equipment, and the type of material or finish for every surface of the project. 

In this phase we develop the Design Drawings into a thorough and precise set of Construction Documents. These drawings and specifications have all of the details, dimensions, and notes necessary to communicate the entire design intent to the builder. We show how the building components should be connected, specify all of the materials, finishes, fixtures, equipment, and appliances to be installed, and coordinate our drawings with the structural engineers and any other consultant drawings. The Construction Documents phase often requires the most time, which can surprise clients because the design seems complete after Design Development. However, this is a critical step in the process of successfully and accurately executing the design you have invested in. Early in this phase there may still be options on the table for some of the items to be specified. Clients should be prepared to make decisions during this phase. It is our job to make recommendations and educate you about the options, but ultimately you will be the one occupying and maintaining the home or building and you have the final say.

During this phase we add to the Construction Documents any additional information required to get a building permit. This is the information needed to show the project complies with the applicable land use, building, and energy codes, and any other applicable guidelines and regulations required by the city or jurisdiction issuing the permit. We submit these drawings along with the various forms required for the permit application to the local plans reviewer, monitor the progress during the review period, and give additional information or clarifications as requested. Little, if anything is needed from the client during this phase—except patience. Our goal is to shepherd your project through as quickly and painlessly as possible, but the length and cost of this phase can vary greatly depending on the jurisdiction, complexity of the project, and any special historic district or community design review processes.

We are happy to introduce our clients to a number of reputable builders we work with and trust. We can also be available to attend interviews and walk-throughs, help you evaluate contractor qualifications, and provide assistance with obtaining and reviewing bids. Some clients already have a contractor in mind when they come to us, but many take advantage of our extensive contractor rolodex and relationships to find their builder.

While most of the architect’s work is done before any building begins, our consistent presence during the construction phase is equally important. During this phase we visit the jobsite at regular intervals to answer questions from the builder and proactively address potential issues. The frequency of our site visits could be weekly, bi-weekly, or monthly depending on the project and your needs, but it is vital to have us keeping an eye on things to ensure the finished project meets your expectations. Inevitably, some decisions must be made or modified in the field, and our involvement and ability to work quickly with your contractor to solve problems is essential for helping you avoid costly delays and change orders. During Construction Administration, the architect’s role is advisor to the owner. At our site visits we will take photos and write field reports to document the progress, confirm the materials and workmanship are of the quality you agreed to, and verify your contractor’s billings accurately reflect the amount of work completed. At the end of the project, we help you develop your final Punch List to ensure all work is completed to your satisfaction.