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

  • What are the client's requirements as well as the look and feel, style, vision, expectations, scope, experience etc. 

  • Are the architect's abilities and goals suitable and what professional services will be provided

  • What type of project and what type of project delivery is expected

  • What consultants may be required

  • What is the client's expectations regarding budget & timeline

  • What approvals are required from authorities having jurisdiction

  • Open discussion of concerns

TWO

PRE-AGREEMENT PHASE

INFORMATION GATHERING & DOCUMENTATION

  • Review the survey provided by the client

  • Review zoning restrictions

  • Preliminary review of the site, perhaps a site visit

  • Evaluate the budget if provided

  • Re-evaluation of program, schedule. budget etc

  • Preliminary construction cost estimates

  • Review production schedules and application milestones

  • Ultimately leads to a decision of whether to proceed with this partnership

    • leads to a fee agreement

THREE

SCHEMATIC DESIGN PHASE

  • Obtain legal survey from client for review

  • Review of preliminary space requirements

  • Production of site plan, floor plans, sections, elevation, studies etc. for client review

  • Selection of materials, finishes, fixtures

  • Adjustments to design drawings per client's comments 

  • Finalize consultant agreements (structural, mechanical, electrical, civil, etc)

    • Obtain any necessary testing requirements 

    • Determine systems to be used

    • Obtain estimate of cost for major system/components

      • (ex: steel or concrete)

FOUR

DESIGN DEVELOPMENT PHASE

  • Coordination with consultants (structural, mechanical, electrical, civil, etc.) to update drawing packages

    • coordinate specialized systems (security, vacuum, lighting etc)

    • obtain/review estimate of costs for specialized systems for client review

  • Update site plan, floor plans, elevations, sections with further detail and information

  • Review/approval of materials, finishes, fixtures

  • Prepare preliminary or outline specifications

  • Update estimate of construction cost 

  • Preliminary review of potential general contractors​​

  • Application for any relevant jurisdictions 

    • site plan approval​

    • rezoning

    • committee of adjustments 

FIVE

CONSTRUCTION DOCUMENTS PHASE

  • Preparation of IFC (Issued for Construction) drawing package including coordinated consultants' drawings 

  • Schedules, specifications, details, labelling of materials/finishes

  • Determine items/work to be furnished by the client, not to be in the construction contract

  • Determine with client preferred procedure of GC selection:

    • direct selection​

    • invited bidding

    • open bidding

  • Stamp documents for building permit application and tendering

SIX

BIDDING & NEGOTIATION PHASE

  • Assist the client through selected bid process

  • Issue documents to bidders 

  • Hold bid meetings and site tours as required

  • Receive, open, tabulate, and analyze bids as per procedure established with client 

  • Selection of successful bidder and notification of unsuccessful bidders

  • Assist the client and contractor in execution of construction contract

SEVEN

CONTRACT ADMINISTRATION PHASE I

  • Obtain and review the GC's construction schedule

  • Construction begins

  • Review of shop drawings and samples

  • Assist with applications for gas, water, electricity, telephone, etc

  • Attend site meetings 

  • Perform periodic field review reports to observe and verify compliance and conformity with contract documents

  • Consultants' field reviews and respective reports during construction progress

  • Provide answers to site questions/interpretation of contract documents

  • Issue Supplementary Instructions and Change Orders when necessary

  • 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

  • Arrange for appropriate personnel to attend demonstration of systems and obtain records

  • Contractor to provide application for Certificate of Substantial Performance

  • Deficiency lists to be addressed

  • Obtain and review documents for release of holdback monies

  • Issue Certificates for Payment for holdback release

  • Assist client in obtaining occupancy permit

  • GC to provide application for Statement of Completion

  • Obtain manuals, warranties, certificates of inspection etc from GC

  • Site visits to verify completion of respective trades and completion of project.

  • Issue final Certificate of Payment

  • Submit final invoices to client

  • Review any defects during one-year warranty period