Architect Services for Commercial Tenant Improvements
in North Carolina and Nearby States

This is what is done before we start designing a building. This includes preliminary research on the client's part and possibly the architect's. This phase can be a lengthy or short process depending on the type of project and its complexity. This information-gathering phase is the foundation for the design phases to follow. The primary mission is to learn everything possible about our client's goals and space requirements.

In the Pre-Design/Programming phase, the following is involved:

The Architect engages with the client to learn about the property, any existing structures, and the client's wishes for the future building.
The Architect researches local zoning and land-use restrictions

This phase confirms the feasibility of the project

Phase Two is the schematic design phase:

In the schematic design phase, we begin the process of translating the Program into a building design concept.
This is when we start exploring various designs, it is the time for testing options and getting a general idea of the look and feel of the buildin concept.

In the SD phase, the following is involved:

> Preliminary site plans, floor plans, and building elevations, sketches, etc. are produced to test ideas, concepts & spatial relationships
> Client feedback & refinements of the building design concept
> Tentative selection of building systems (such as HVAC (mechanical), plumbing, electrical, etc.)
> An outline specification is generated
> A rough cost estimate is produced based on the square footage of the project

Phase Three is the design development phase:

By the end of this phase, the building the exterior will be more fully designed, the interior layout completed, dimensions of all spaces finalized, and most materials
selected

In the DD phase, the following is involved:
> significant advancement and further refinement of the schematic design drawings (More detailed Exterior and Interior finishes are selected)
> structural engineer & other specialized consultants are added to the team (if needed)
> A more detailed cost estimate is produced
> coordination of consultant drawings

Phase four is The construction documents phase:

In the CD phase, the following is involved:

The design development drawings are developed into a precise and thorough set of construction documents containing all of the information
necessary to communicate the design to a general contractor to be able to construct/build the project

In the CD phase, the following is involved:
> client decisions on materials & finishes
> specify all fixtures & components to be installed
> coordination of consultant drawings
> dimensioned drawings and connection details
>In a design-build project, the in-house contractor becomes involved

Phase five is The building permit or permitting phase:

The construction documents, along with any additional information required to get a building permit are submitted to the AHJ or authorty having jurisdiction for review/correction and consequent approval.

In the Permitting phase, the following is involved:
> building, zoning/land use & energy code compliance checklists, forms, and approvals
> historic district or community design review (if applicable)
> monitor application progress & provide additional information/corrections as requested
> Permitting can be one of the slowest parts of the construction process or relatively quick depending on the location, complexity, etc. of the project, BUT the permitting phase protects architects, builders, and property owners from potentially dangerous construction errors

Phase six is the bidding and negotiation phase which can be optional depending on the project type:

Some clients already have a contractor in mind when they come to us, while other clients may choose to obtain competitive bids from multiple contractors and make a selection with feedback from the architect

In the bidding and negotiation phase, the following is involved:
> client and the architect interview contractors and solicit competitive bids
> answer questions from bidders & issue formal clarifications if necessary
> review & compare bids and advise the owner
> Potential contractors sit down with the client and architect to go through the construction drawing sets and discuss
> Typically there is a better chance of securing a contractor—and a competitive price—if a project is already permitted and ready to go

Phase Seven is the construction administration/Construction Observation phase, the last phase of the Architectural Design Process

In the construction admin/Construction Observation phase, the following is involved:

During construction, the architect's role (if contracted to do so) is as an advisor to the owner. During this phase,
we visit the job site at regular intervals to answer questions or RFIs from the contractor and proactively address potential issues.

In the construction administration/Construction Observation phase, the following is involved:
> regular on-site meetings with you and the general contractor to ensure the building is being constructed according to the design intent of the plans
> review of payment applications from the general contractor, et cetera

I hope you enjoyed watching this video and learning more about the 7 phases involved in the Architectural process!