Pre–design is the phase of analysis that occurs after some form of funding is available and before design begins. Funds may be available to develop a detailed project program or only to investigate certain technical issues in order to determine scope, budget, or project schedule.
Schematic design is the first phase. In this step, an architect talks with the client to determine the project requirements and goals. Schematic Design often produces rough drawings of a site plan, floor plans, elevations and often illustrative sketches or computer renderings.
During the design-development phase the architect will develop the approved concept design and provide documentation to explain it to the client, coordinate the work of specialist consultants, provide a schedule of proposed finishes, review the developed design against the budget and coordinate, and prepare an updated estimate of the cost of the works.
Construction Documents: Once the architect and client are comfortable with the drawings produced from the design development phase, they can move on to the construction documents. The construction document phase produces drawings with much more detail which are used for the construction of your project.
Bidding & Negotiation involves organizing a bidding process, making a contractor selection, and negotiating a construction contract. Selecting a contractor and negotiating the construction contract is an extremely important part of the project and should be conducted judiciously.
Construction management or construction project management is the overall planning, coordination, and control of a construction process from beginning to completion. During construction administration, the bulk of the work shifts from the architect’s shoulders to the contractor’s. If at any time the contractor has a question about interpretation of the drawings or documents, a formal Request For Information (RFI) is submitted to the architect. The architect is the point of communication between the contractor and the owner in matters regarding the contract including changes, acceptance of the work and payments to the contractor.