Architecture firms. What can they offer?

Architecture firms offer a range of services, such as developing conceptual designs, creating construction documents and look after construction administration. Also, architecture firms may provide additional services. They can include: project management, feasibility studies and architectural programming, to meet various project needs.

As-built drawings, survey. Architecture firms
Residential architecture covers a variety of services

Overview of services provided by architecture firms

Organized by the phases of work, services can include: pre-design, schematic design, design development, plan check and helping start the contractor and construction process.  

What is pre-design?

Pre-design (also known as feasibility study or pre design studies), is the phase of analysis that occurs after some form of funding is available and before design begins. During the pre-design phase, studies are done to analyze space requirement issues, the constraints and opportunities of the proposed site, and the cost versus the budget. Source: ucop.edu

What do pre-design services include?

  • Pull all permit and occupancy records on file. Found at the local Building department. Use in application for addition, to verify meeting all zoning, building and historic codes
  • Acquire Surveys like an As-Built Site Survey and a Slope Analysis Map
  • Investigate Zoning, Planning and Building Department requirements
  • Investigate Utilities: Sewer, Gas, Water, etc. 
  • Investigate Fire Hydrants & Access, Address, Bureau of Engineering, and other specific requirements for the site
What is schematic design?

Schematic design is the first phase of basic services for project design. At this stage in a project, a residential architect describes the project three-dimensionally. A range of alternative design concepts are explored to define the character of the completed project and an optimum realization of the project program. Source: ucop.edu

What do schematic design services include?

  • Meet with Homeowner regarding project management and construction phasing
  • Create several Schematic Design Plan options for the Scope of Work
  • Meet with owner to discuss options and preferences and their pros and cons as well as the schematic project budget 
  • Coordinate and acquire proposals from Geotechnical, Structural, MEP and Civil Engineers, if required 
  • A final Schematic Design Set of drawings for the scope of work. Consisting of: floor plans, schematic elevations of key areas, house elevations and sections and 3-dimensional views if needed
  • Sometimes, share a Schematic Project Budget based on factors like the square footage, volume, or other unit costs, including all project soft and hard costs (permit fees, consultants, etc.) with a contingency
What is design development?

During the design development phase, residential architects further refine the project design. Plan arrangements, specific space accommodations, equipment and furnishings, building design, materials and colors, and complete definitions of all systems serving the project are developed. All design decisions are completed during this phase in order to prepare the subsequent construction documents. Source: ucop.edu

What do design development services include?

  • Coordinate and compile drawings from each Engineer, such as MEP, structural, civil, to acquire and adjust necessary plans
  • Develop of architectural plans, key building sections, including typical details and materials, to create a complete scope of the entire project as a basis for Permit Drawings
  • Develop a full drawing of the home’s window and door schedules (outline of window details such as locations, dimensions, manufacturer’s model number or name).
  • Develop a full drawing of the home’s exterior elevations with materials and connections, and outlined interior elevations at all locations with tile, millwork, etc.
  • Coordinate applicable systems such as lighting and electrical, plumbing, HVAC (Heating, Ventilation, Air Conditioning), radiant floors, hot water heater or tankless system, solar electricity or hot water panels, geothermal, rainwater catchment, etc.
What is plan check (plan review)?

Plan review is a part of the permitting process where your documents will be reviewed by the plans processing staff. Source: miamidade.gov

What does plan check document services include?

  • Meet with Engineers to discuss calculations and drawings needed, desired design, and implementation of structure, all to inform plan check drawings
  • To submit for plan check review with the local Building Department and provide copies to the owner, you should develop a set of Plan Check drawings
What are construction documents?

Construction document phase consists of preparation of drawings and specifications establishing the requirements for the construction of the project. The construction documents describe the quality, configuration, size, and relationship of all components to be incorporated into the project. Construction documents must be consistent with the project program, the construction budget and the project schedule. Source: ucop.edu

Architecture firms offer an advantage

One of the advantages of working with a residential architect is their ability to communicate and collaborate with your local building department. They can easily obtain necessary permits, approvals and inspections.

Keep in mind that a home improvement project, wether it’s a bathroom, kitchen or home remodel, will require separate approvals from each office within the larger department.

Contracts and permit applications for design build
Architecture firms can facilitate the permitting process

What do construction document services include?

  • Coordinate the owner’s descriptions of details like: fixtures and interior materials through notes, details and elevations
  • Complete any remaining drawings needed to bid for construction, such as a Construction Documents Set. We share this set of drawings for the scope of work, which includes the completed permit set along with plans and details for all aspects of the project, with the owner. Lastly, the owner receives both printed and digital copies and they can provide them to the General Contractor or Construction Manager for use

Architecture firms & contracts

Contracts will normally be based on standard contract templates from the American Institute of Architects.

List of all current AIA contract documents