Design services are typically broken down into the following phases: predesign, schematic design, design development, and construction documents. These phases, while somewhat fluid, proceed in a relatively straight line. Larger decisions and issues that affect the project as a whole are dealt with in the initial phases and grow increasingly detailed as it progresses.

Predesign

The predesign phase is where the designer gets an overall picture of the project, both physically (through existing conditions drawings) and conceptually (through program development, schedule and budget). In order to prepare the existing conditions drawings, the designer must measure the building and input the data into a computer drafting program. Few design professionals still work solely by hand. A written "program" outlines the requirements of the project – what spaces will be needed and how they should “feel”, how the building will be used and by whom.

At the end of this phase the designer has a set of drawings in that give an accurate picture of the building as it exists and a program that both parties can refer to throughout the project to assure it is progressing as planned. The program can be (and often is) fine tuned during the schematic design phase without a large effect on the scope of architectural design work.

Schematic Design

The schematic design phase is essentially a translation of the program into drawing format. Ideas and thoughts expressed in the program are put down on paper. Scheduled progress meetings ensure that the project truly represents what the client wants. Generally, the designer prepares sketches to show several potential solutions to the program and the client selects one, combines several, and/or requests specific changes.

It is important that the larger decisions made at this stage are final because backtracking after the design development has started can mean wasted time for both the designer and the client. Also during this phase, the coordination with the appropriate government entities (Plan Review and Cultural Resources if necessary) is initiated to make sure the scheme meets their requirements.

Design Development

Design development is typically the phase where much of the work in the project is done. It is during this phase that the approved schematic design is made to work precisely in the existing building and is entered into AutoCAD or another computer aided drafting program. The issues that are dealt with in this phase include, but are not necessarily limited to:

• structural integrity and engineering

• room finishes
• heating/cooling layouts
• life safety (fire separation, egress, etc.)
• electrical and plumbing layouts
• accessibility (if applicable)
• initial construction details

Construction Documents

Once the design development drawings are approved, the additional required detail is added to become construction documents. A full set of construction documents generally contains floor plans with dimensions, building elevations, details, and sections through the building at a level of specificity required for permits to be issued and work to be bid and performed by contractors.

The construction documents may also contain a “specifications” sheet. The specifications spell out minimum quality requirements for building materials, methods of installation, and certain code requirements that must be followed. For large projects, the specifications are usually written in a separate bound booklet.

By this point, all necessary groups are aware of the project scope and the permits can generally be obtained in a short amount of time.

Additional Services

Architects will also perform a broad range of additional services throughout the renovation process. Some of these include:

• Feasibility Study – Feasibility studies are usually used to give a client options or help establish direction if a client is unsure of what they want or what is possible to achieve with a project. Architects can perform a wide range of studies for clients that include:
  • What will need to be replaced vs. retained in a deteriorated building What options are available for adding on to an existing structure

  • What type and how many residential units can be put into an existing structure
• Tax Credit Applications – Some architects are experienced with the requirements, forms, and processes of application for Historic Rehabilitation Tax Credits.
• Contractor Selection – The process of selecting a contractor is as important as selecting your architect. Architects experienced with rehab work can assist with this process and help ensure that the contractor is properly qualified to build your project.
• Construction Administration – This component of architectural services typically includes site visits to review the progress and quality of work being done. In addition the architect can verify that work is being preformed as indicated and in the Construction Documents.