Design development involves the selection of materials including materials for doors, windows, fixtures, and appliances, and also the finishes that will appear inside and outside the building. The architect will still look at the schematic design but now focus on intricate details on the design.
At this stage, systems such as plumbing, heating/ventilation, electrical systems, and energy analysis will be considered. The stage ends when the owner and the architect agree on the interior and exterior design of a building. This stage takes about 20 percent of the architect’s work.
Construction Documents
This is the most involving phase in architectural design. It involves finalizing the technical design and engineering of a building including intricate details such as HVAC systems, plumbing, electrical, energy analysis, all materials and products, and any other requirements the client might have.
At the end of this stage, the architect will produce multiple drawings including one for the Department of Buildings. In most cases, the architect will create custom drawings for each type of work. For instance, the Department of Buildings does not need a drawing showing the types of tiles you will install in the bathroom. As such, the architect needs to create separate drawings for different types of work and for different professionals to reduce confusion at the job site. When the electrician has their custom drawings, they will not have any problems with the plumber. This stage takes about 40 percent of the architect’s work.
Bidding
After the drawings for each work are ready, the client now needs to select the best contractor for the job. Selecting the right contractor with the help of an architect should be easy. Multiple contractors will submit bid on the project and the client reviews their bids to pick the right one. The client can also pick the contractor they prefer without going through the bidding process.
The architect will help the client pick the most qualified contractor. They will also answer any questions the contractor might have and submit any additional documents requested by the contractor. In some instances, the client might pick the contractor before the design process starts. This way, the architect and the contractor work together to create the construction documents and this might help lower your design budget.
If you have challenges coming up with a budget or you have an exact budget, you need to hire a contractor early in the design process to consult. When hired early into the process, the contractor looks at the schematic design, the design development, and the documents to ensure that the project falls within the specified budget.
Construction Administration
This is the last step in architectural design. This is the longest phase in design as it lasts from the start of the project to the project closeout. It takes about 20 percent of an architect’s time and fees. Although the architect will not supervise every stage in construction, they will occasionally pass by the site to see the progress and ensure that construction documents are followed strictly.
If the architect is needed, they are available to answer any questions, especially on drawings and design. Any changes in the design or the scope of the project will involve the architect as they have to adjust the drawings. In some states, architects are required to perform multiple inspections to ensure everything is going according to plan.
For instance, the Department of Building in New York City requires that architects inspect building multiple times. An architect conducts progress inspections while special inspections are carried out by a third party, in most cases a licensed inspection agency. Occasionally, the architect needs to submit a report to the department of building.
Until the owner obtains a certificate of occupancy, the work of an architect is not done.