PROCESS
A BREAKDOWN OF PROJECT SERVICES
ONE
PRE-AGREEMENT PHASE
INTERVIEW & INITIAL DISCUSSIONS
The first step is the most important where we discover the essential criteria of the client's project; the who, what, when, where, and why
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What are the client's requirements as well as the look and feel, style, vision, expectations, scope, experience etc.
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Are the architect's abilities and goals suitable and what professional services will be provided
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What type of project and what type of project delivery is expected
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What consultants may be required
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What is the client's expectations regarding budget & timeline
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What approvals are required from authorities having jurisdiction
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Open discussion of concerns
TWO
PRE-AGREEMENT PHASE
INFORMATION GATHERING & DOCUMENTATION
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Review the survey provided by the client
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Review zoning restrictions
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Preliminary review of the site, perhaps a site visit
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Evaluate the budget if provided
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Re-evaluation of program, schedule. budget etc
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Preliminary construction cost estimates
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Review production schedules and application milestones
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Ultimately leads to a decision of whether to proceed with this partnership
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leads to a fee agreement
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THREE
SCHEMATIC DESIGN PHASE
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Obtain legal survey from client for review
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Review of preliminary space requirements
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Production of site plan, floor plans, sections, elevation, studies etc. for client review
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Selection of materials, finishes, fixtures
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Adjustments to design drawings per client's comments
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Finalize consultant agreements (structural, mechanical, electrical, civil, etc)
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Obtain any necessary testing requirements
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Determine systems to be used
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Obtain estimate of cost for major system/components
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(ex: steel or concrete)
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FOUR
DESIGN DEVELOPMENT PHASE
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Coordination with consultants (structural, mechanical, electrical, civil, etc.) to update drawing packages
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coordinate specialized systems (security, vacuum, lighting etc)
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obtain/review estimate of costs for specialized systems for client review
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Update site plan, floor plans, elevations, sections with further detail and information
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Review/approval of materials, finishes, fixtures
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Prepare preliminary or outline specifications
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Update estimate of construction cost
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Preliminary review of potential general contractors
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Application for any relevant jurisdictions
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site plan approval
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rezoning
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committee of adjustments
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FIVE
CONSTRUCTION DOCUMENTS PHASE
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Preparation of IFC (Issued for Construction) drawing package including coordinated consultants' drawings
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Schedules, specifications, details, labelling of materials/finishes
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Determine items/work to be furnished by the client, not to be in the construction contract
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Determine with client preferred procedure of GC selection:
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direct selection
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invited bidding
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open bidding
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Stamp documents for building permit application and tendering
SIX
BIDDING & NEGOTIATION PHASE
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Assist the client through selected bid process
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Issue documents to bidders
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Hold bid meetings and site tours as required
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Receive, open, tabulate, and analyze bids as per procedure established with client
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Selection of successful bidder and notification of unsuccessful bidders
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Assist the client and contractor in execution of construction contract
SEVEN
CONTRACT ADMINISTRATION PHASE I
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Obtain and review the GC's construction schedule
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Construction begins
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Review of shop drawings and samples
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Assist with applications for gas, water, electricity, telephone, etc
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Attend site meetings
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Perform periodic field review reports to observe and verify compliance and conformity with contract documents
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Consultants' field reviews and respective reports during construction progress
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Provide answers to site questions/interpretation of contract documents
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Issue Supplementary Instructions and Change Orders when necessary
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Review and issue Certificates for Payment based on evaluation of work performed and materials supplied in relation to the contractor's progress application
EIGHT
CONTRACT ADMINISTRATION PHASE II
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Arrange for appropriate personnel to attend demonstration of systems and obtain records
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Contractor to provide application for Certificate of Substantial Performance
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Deficiency lists to be addressed
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Obtain and review documents for release of holdback monies
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Issue Certificates for Payment for holdback release
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Assist client in obtaining occupancy permit
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GC to provide application for Statement of Completion
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Obtain manuals, warranties, certificates of inspection etc from GC
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Site visits to verify completion of respective trades and completion of project.
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Issue final Certificate of Payment
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Submit final invoices to client
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Review any defects during one-year warranty period