RESIDENTIAL ARCHITECT SERVICES

Whether you have purchased a new home or cherished one for generations, our master planning services can help you re-envision your property’s potential. Master planning examines relationships between built spaces and their surrounding site and amenities. Taking the time to look at a project holistically helps guide decisions throughout the life of the project and provides a road map for staging improvements over time. 

 

We begin by review of the existing conditions, applicable zoning and code restrictions, climate and environment, existing adjacencies, and opportunities for improvement. We listen to the goals and priorities of the client, the way they aspire to inhabit the space and the practical considerations for circulation, views, system requirements and division of work into separate projects. Together we outline our intentions and establish a budget and design schedule to meet each client’s needs. For a renovation, this exploration may also determine whether an addition is required or if goals may be achieved within an existing footprint.

The duration of the Design phase varies significantly from project to project and is not always as simple as smaller project = faster design. A very detailed small project may require as much exploration and revision as one with a much larger footprint. It is for this reason that we begin every project with an open discussion about client goals, budget, and scope. We want to make sure expectations are in alignment before we dive in. Below is an example of the three stages of the Design process: not every project will need to progress through all three, however the overarching deliverables are the same for most projects.

 

Concept + Programming | Overall Connectivity + Alignment of Design Goals

 

• Diagrammatic plan for room sizes, functions, and adjacencies 

• Master Scope Document to outline goals and prioritize areas of work 

• Establish Budget, Scope and Design Schedule based on desired timeline for construction 

• Inspiration Imagery

 

Schematic Design | The Graphic Representation of Programming

 

• Iterative study of goals and options in plan, elevations and 3D sketches in 11x17” PDF

• Outline goals for structure, mechanical systems, equipment, fixtures, and finish 

• Determine timing and necessity for consultant involvement 

 

Design Development | Refinement of Design + Client Approvals

 

• Refinement of plans, elevations, and building sections with dimensioned CAD drawings and building details

• Selection of windows, doors, appliances, systems and equipment

• Narrow the options for materials, fixtures, and cabinetry design

• Highlight special interest areas that require more detailed design or further study

• Strategy for Project phasing, if applicable

• Arch D 24 x 36” Design Development Drawings + Descriptive Narrative for Preliminary Pricing with selected contractor 

Construction Documentation focuses on the creation of final drawings, details and specifications required for permitting and construction. If a contractor has not already been selected early in the process, this phase will also include bidding and negotiation to select a qualified builder for the project. The timeline for this phase is dependent upon town approvals, the quantity of custom design details, and contractor selection.

 

Technical Drawings + Specifications include:

 

• Building & wall sections

• Door and window schedules

• Plumbing, equipment, lighting and finish schedules

• Enlarged details and elevations of critical conditions

• Typical details for floors, walls, ceiling, roof, and critical interior to exterior connections

• Detailed Coordination with Consultants 

• Index and title sheet

 

The Bidding + Negotiation process includes:

 

• Preparation of Bid Forms - including detailed drawings and scope document indicating levels of finish, details, and general specifications

• Interviewing potential contractors, checking references, visiting their projects

• Reviewing Bid Documents submitted by up to 3 contractors

• Comparing pricing for owner review

 

Deliverables:

 

• Separate Technical Drawing sets for Town approvals, Bidding + Negotiation, Final Construction 

• Work with selected contractor to value engineer/provide alternates if required to meet budget

• Updated illustrative documents, narratives and drawing sets for owner reference

Construction administration refers to the services performed by the architect during the construction phase to ensure the project is conforming to design intent.  The architect serves as the Owner’s Advocate, responding to contractor inquiries, reviewing contractor pay requests and change orders, reviewing shop drawings and submittals, and generally liaising between all design teams and consultants to achieve cohesive results. 

 

This is arguably the most important role for the architect, as their abilities to problem solve, communicate, and provide continuity of thought and design is critical to a successful outcome. Basic services include regular site observations and regular call with the GC between scheduled site meetings, and issuance of sketches, studies and written clarification for changes and issues that arise during construction. The final step is the creation of a punch list at substantial completion, which the architect will evaluate with you after the punch list is complete (final completion.)