Process
Every project goes through a similar process of design, documentation and construction.
The exact specifics of this process vary depending on the requirements of each project. Architects typically break this down into five stages:
- Schematic Design
(including client brief and master planning) - Design Development
(resolving the design including town planning if necessary) - Contract Documentation
(the documents that the builder uses to build) - Tender
(the process of selecting a builder and price for the project) - Contract Administration
(managing the building and client through the construction period according to the contract requirements)
The following is a brief description of what you can expect during these stages.
Process: Schematic Design
At the start of your project, we first discuss the Client Brief along with the project objectives, and look into the major requirements of the project. Do you have a site, is the project just a concept or do you know what you need, are you aware of the town planning or other building requirements? These can be major issues that determine the viability of a project. The size and complexity of the project will determine how broad or detailed the initial ideas are. Most projects will start with a series of hand drawn site and floor plan options, combined with a 3D mass model of the proposal. With client input, these options are narrowed down to one or two designs. (download client brief for residential projects here)
Services: Design Development
The design from Schematic Design is transferred to an Archicad computer model. We produce site plans, floor plans and elevations at 1:100 sufficient to resolve the design further. These drawings are usually suitable for Development Approval, although some additional drawings may be required depending on the level of information necessary. Initial concepts on selection of materials, finishes and other detailed items are developed, along with ideas on kitchen, bathroom and other highly detailed areas.
Services: Contract Documentation
Contract Documentation is the creation of the documents, usually drawings and a written specification, that will be the basis of the contract that you will eventually sign with the builder to construct your project. The documents also need to be sufficient to obtain a Building Approval, as required by law. The size of the project and level of client involvement during construction will determine the standard of documents you require.
Some clients are happy to have minimal documents suitable for Building Approval, while other clients prefer a full set of documents so there are minimal opportunities for changes or issues during construction.
Services: Tender Process
There are many different types of building procurement, however the most common for residential work is a selective tender. The more accurate and detailed the contract documents, the better the tender price will reflect the standard of work required. One builder is selected to construct the project based on their tender price, time to complete the project, and rapport with the client. The type of tender is decided before contract documentation, so that the level of documentation can be modified to suit the tender process. Not all projects go through a tender process, as often the client is happy to select their builder based on other criteria.
Services: Contract Administration
If you have selected an architect administered contract, Your Architect will then manage the administration of the construction contract. The architect will be the main point of contact for the builder, and will report to the client on the progress of the project and any final decisions that need to be made. Usually a weekly site meeting is held with the client, architect and builder. The architect will assess the progress claims for payment from the builder, requests for extensions of time and any other changes or variations to the contract.
On other contract types, such as owner builder, the architect is available for design advice during the construction as needed.