Process
Five Basic Design Phases
The five phases of design outline how we structure our work and guide clients from concept to completion. Understanding these phases helps clarify what we do, what to expect, and how each stage builds on the next.
The initial consultation typically results in a proposal for our services and a breakdown of fees. You may sign the contract as presented or adjust the scope to best fit your needs.
Once an agreement is reached, we begin pre-design services or project programming.
For existing structures, we also document “existing conditions” through field studies and gather architectural data to begin the first phase.
Pre-Design and Programming Services
Before the five main phases begin, we complete a Pre-Design and Programming phase—research and planning that form the foundation of every project. While often treated as an additional service, we consider it standard practice.
Together with the client, we identify the project scope, schedule, and construction budget. Sharing this information early helps ensure a successful outcome.
We also research codes, zoning, and site data to confirm project feasibility and establish informed design parameters.
PHASE 1
Schematic Design
This first phase represents about 20% of total work and fees. Here, we explore layout, massing, and flow through sketches, renderings, and diagrams that define how the project will look and function. At this early stage, our structural engineering team identifies the key structural components and any special conditions that may shape the design. Considering these factors alongside the architectural concept helps us develop a scheme that responds to both the site and the project’s practical needs.
By the end of this phase, you’ll have a clear understanding of the design concept, how it fits the site, key structural considerations, and an initial cost opinion. Once approved, we agree in writing to move forward to the next phase.
PHASE 2
Design Development
Design Development refines the approved schematic design and typically accounts for about 15% of total work and fees.
We translate sketches into detailed digital drawings, select materials and finishes, and further coordinate structural, mechanical, and electrical systems. During this phase, our in-house structural engineering team develops conceptual framing, works through unique framing conditions, and collaborates with the architectural team to identify and resolve potential conflicts before the project advances into detailed construction documents.
By the end of this phase, the design is fully developed inside and out, with key architectural and structural systems working together as a cohesive whole. We update the cost opinion or, if a builder is chosen, begin collecting construction estimates. Approval of these documents moves the project to the next phase.
PHASE 3
Construction Documents
Representing roughly 40% of our work and fees, this is the most detailed and time-intensive phase. We prepare the technical drawings, notes, specifications, and calculations needed for bidding, permits, and construction. Our architects and in-house structural engineering team work together to finalize all framing and assembly conditions, develop structural details and sections, and resolve spatial conflicts between architectural and structural elements. We also coordinate with other project consultants to finalize systems, materials, and details.
During this phase, we produce the detailed architectural and structural drawings and calculations required to clearly communicate the design and support permit review and construction. When the documents are complete, we produce drawing sets for permit submission, contractor bidding, and construction. After client approval, we proceed to the next phase.
PHASE 4
Bidding and Negotiation
This phase accounts for about 5% of total work and fees. Here, the client selects a contractor and finalizes agreements. We can assist by recommending qualified contractors, preparing bid packages, issuing clarifications, and organizing bids for accurate comparison.
Our involvement ensures contractors understand the drawings and design intent and that bids are accurate and complete. Even in direct negotiations, our guidance provides clarity and confidence in the selection process.
PHASE 5
Construction Administration
The final phase represents about 20% of total work and fees and continues through construction. While we don’t supervise construction, we make periodic site visits to observe progress and verify that work aligns with the plans and design intent.
As construction progresses, our architects and structural engineering team are available to troubleshoot existing conditions and address unforeseen field conditions that could affect the integrity of the design. When changes are needed, or when an owner requests a modification, we work together to develop and document appropriate solutions,, including addenda as needed.
We also review payment requests, shop drawings, and material samples, helping maintain quality control and ensuring the finished project remains true to the vision established from the start.
Architectural Fee Overview
While percentages may vary by project, our work is typically distributed as follows:
- Schematic Design – 20%
- Design Development – 15%
- Construction Documents – 40%
- Bidding & Negotiation – 5%
- Construction Administration – 20%
