remodels and additions: the six steps

Projects usually have the following phases: An introductory “Predesign” phase and five subsequent phases considered the “Basic Services.” Phases may be combined to reduce cost or time frame.

STEP 1: As-Built Surveying/Programming/Deciding What to Build

The client and architect discuss the requirements for the project. We explore the fit between the client's needs, wants, and budget. With remodeling work, unless the client already has reliable documentation, there is also usually an as-built survey produced. This survey consists of a floor plan and the building's elevations (usually four). This survey will be required for a building permit and provides a realistic basis for the schematic design drawings. A good as-built survey also substantially reduces the cost of subsequent phases.

STEP 2: Schematic Design/Rough Sketches

The architect prepares a series of rough sketches, known as a schematic design, showing the general arrangement of rooms and the site. We can also prepare physical or computer models to help visualize the project. The client approves these documents before proceeding to the next phase.

STEP 3: Design Development/ Refining the Design

The architect prepares more detailed drawings to illustrate other aspects of the proposed design. Floor plans show all the rooms in the correct size and shape. Outline specifications are prepared, listing the principal materials and room finishes. Initial documents from the various design consultants are assembled. These documents will be coordinated during the next Construction Documents phase.

STEP 4: Preparation of Construction Documents

Once the client has approved the design, the architect coordinates the various documents and prepares detailed drawings and specifications. The contractor will use these documents to establish construction costs and build the project. These drawings and specifications become part of the building contract.

STEP 5: Hiring the Contractor

The client selects and hires the contractor. If requested, the architect can make recommendations. In addition, the architect helps prepare bidding documents. This service is usually accompanied by letters inviting the contractors to bid and providing instructions on how the bid should be structured.

STEP 6: Construction Administration

While the contractor will physically build the remodel or addition, the architect assists the client in ensuring the project is made according to the plans and specifications. The architect conducts site visits to observe construction, review and approve the contractor's applications for payment, and generally keep the client informed of the project's progress.