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Planning / Programming:

This is the stage where the Architect works with the Client to determine the function of the building and the rough spacial sizes.   For instance, in a residential structure, the discussion would focus on the number of bedrooms, bathrooms, and specific use of the gathering spaces.  After this phase is complete, the Architect and Client will have a good idea of the function of the building and there should be a ball park idea of cost for the structure.  Very typically the Architect and the Client will work on this phase of the project on a time card basis.  


Schematic Design:

The Architect takes the Program from the previous phase and creates a series of sketches of floor plans, elevations and site plans that meet the Program.  Those sketches are then sent to the Client and through a back and forth process the building takes shape.  A Unit Price Cost Estimate is completed after the building has taken shape.  For instance a Unit Price for the cost of electrically wiring a building would be the total square footage the building multiplied by the price per square foot to electrically wire a building.  

Usually at the end of this phase, after both the Client and the Architect are comfortable with the design and a fairly close cost estimate has been created, a contract for Architectural Services will be signed by both parties.

 

Design Development:

At this stage, the project gets entered into a CAD program becomes "hard lined".  The floor plans, elevations and site plan will be hard lined and approved by the Client.   Electrical plans, interior elevations, material selection and determining finishes are just a few topics that are discussed during this phase.  Communication between the Client and the Architect during this phase is paramount.  Again the Architect will create yet another Cost Estimate as this phase progresses.

  

Construction Documents:

This is the phase where the Architect creates a detailed set of documents that describe the finished product.  The Structural, Mechanical and Electrical Engineering work is being completed.  All the details of the building are expounded upon on copious amounts of paper.  The Design Development and Construction Documents phases tend to blur together in most cases.  

  

Bid Pack Preparation and Negotiation:

In this phase the Architect creates a series of individual documents that clearly described the work to be bid for each division or category to be bid.  For instance, if Concrete is going out to bid, the Architect would prepare a description of the concrete work and along with the specific drawing sheets associated with Concrete, give the information packet to the General Contractor.  If the Architect acts as the Construction Manager, the Architect would pass out that packet of information out to 2 or 3 bidders.  

After the bids have been received, the Architect prepares a detailed comparison of the bids and recommends either to the General Contractor or notifies the Client which sub-contractor has been awarded the scope of work.  

After this phase, the General Contractor shall finalize the Cost of the Work, or in the case of the Architect acting as the Construction Manager, the budget will be adjusted to reflect the bids received.   


Construction Administration:

The Architect at this phase over sees the work and makes sure the work is being completed as per the drawings.  If slight changes need to be made as construction progresses, as they always do, the Architect is right there in tune with the job and can help as necessary.  The Architect also and probably most importantly approves Applications for Payment from the General Contractor, or if the Architect is acting as the Construction Manger, approves how the budget is being spent.  The Architect then notifies the Client if there are any issues with the budget as the project progresses.   


Construction Management:

LTS Architecture can also act as the Construction Manager.  This is a separate service from the Architectural Service.  If the Client would like LTS to provide both services, there is a discount in the fee because the services overlap.