Services Defined

Basic Services

Basic Services consist of the core professional services provided by the Architect for the design and delivery of a project, typically organized into five primary phases: Schematic Design, Design Development, Construction Documentation, Bidding/Procurement, and Construction Administration.

These services include the development of the design concept, preparation of drawings and specifications, coordination with consultants, assistance during bidding or negotiation, and administration of the construction contract to ensure the project is built in accordance with the design intent.

Basic Services are intended to provide a complete, coordinated, and buildable set of documents, along with professional oversight during construction, to support successful project delivery from initial design through project completion.

Additional Services

Additional Services are those services provided by the Architect that are not included within Basic Services and are authorized by the Client as needed to support the project. These services may be required due to changes in project scope, unforeseen conditions, regulatory requirements, or specific Client requests, and are typically compensated separately.

Additional Services are not part of the standard design and construction phases but may be essential to the successful delivery of the project depending on its complexity, jurisdictional requirements, or evolving project needs.

Basis Services

Schematic Design

We translate project goals into conceptual design solutions, including space planning, massing studies, and preliminary systems integration. This phase establishes the overall design direction, program alignment, and initial project scope.

The Architect develops a conceptual design based on the Owner’s program, budget, and schedule.

Typical Services Include:

• Review of program, site, and project requirements

• Conceptual design studies and alternatives

• Preliminary plans, sections, and elevations

• Initial selection of building systems and materials

• Coordination with consultants (structural, MEP, civil, etc.)

• Preliminary code analysis

Design Development

The design is refined and coordinated across all disciplines. Building systems, materials, and key details are developed to ensure alignment with budget, constructability, and performance requirements.

The approved schematic design is refined into a more detailed and coordinated design solution.

Typical Services Include:

• Development of plans, sections, and building systems

• Coordination and integration of structural and MEP systems

• Selection of materials, assemblies, and major components

• Updated code analysis and compliance coordination

• Outline specifications

• Updated opinion of probable construction cost

Construction Documentation

We produce comprehensive, coordinated drawing sets and specifications suitable for permitting, bidding, and construction. Our focus is on clarity, accuracy, and buildability—reducing RFIs, minimizing change orders, and supporting efficient construction.

The Architect prepares detailed drawings and specifications for permitting, bidding, and construction.

Typical Services Include:

• Preparation of comprehensive construction drawings and specifications

• Detailed coordination with all consultants

• Integration of code requirements and regulatory compliance

• Quality control and constructability review

• Final opinion of probable construction cost

Bidding & Negotiation

We assist in contractor selection, respond to bidder inquiries, and support the evaluation of proposals to ensure alignment with project scope and budget.

The Architect assists the Owner in obtaining bids or negotiating with contractors.

Typical Services Include:

• Preparation of bidding information and procurement documents

• Distribution of documents to bidders

• Responding to bidder questions (RFIs during bidding)

• Issuance of addenda

• Assistance with bid evaluation and contractor selection

Construction Administration

During construction, we provide ongoing support to maintain design intent and project quality. Services include submittal review, site observations, RFI responses, and coordination with the contractor and project team through project closeout.

The Architect provides services during construction to administer the contract and maintain design intent.

Typical Services Include:

• Review of submittals, shop drawings, and product data

• Responses to RFIs during construction

• Site visits to observe progress and general conformance

• Evaluation of contractor pay applications

• Preparation of change orders and construction change directives

• Substantial completion inspections and punch lists

• Final completion and project closeout

Additional Services

In addition to Basic Services, the following services may be provided upon authorization by the Owner and are typically compensated as Additional Services:

Programming & Pre-Design

• Detailed programming and space requirements analysis

• Site selection studies and comparative evaluations

• Existing facility surveys and documentation

• Feasibility studies and test fits

• Preliminary scheduling and project phasing analysis

Existing Conditions & Documentation

• Measured drawings and as-built documentation

• Building assessments and facility audits

• Verification of existing conditions and field investigations

Code & Regulatory Analysis

• Detailed code analysis and life safety evaluations

• Accessibility (ADA) compliance studies

• Zoning and land-use analysis

• Assistance with variances, special use permits, or entitlements

Sustainable Design & Certifications

• Sustainability consulting and design strategies

• LEED Certification documentation and coordination

• Energy modeling and performance analysis

• Life-cycle cost analysis

3D Visualization & Presentation

• Renderings, animations, and visualizations

• Physical or digital models

• Presentation materials for stakeholders or approvals

Structural, MEP, & Specialty Coordination

• Coordination of structural, mechanical, electrical, and plumbing consultants

• Integration of specialty systems (lab systems, AV/IT, security, etc.)

• Enhanced consultant management beyond standard coordination

Cost Estimating & Value Engineering

• Detailed cost estimates and budgeting support

• Value engineering studies

• Constructability reviews

Bidding & Negotiation Enhancements

• Multiple bid packages or phased bidding

• Prequalification of contractors

• Extended bid evaluations and negotiations

Construction Phase Expanded Services

• Additional site visits beyond standard scope

• Preparation of record drawings (as-builts)

• Post-occupancy evaluations

• Facility start-up and commissioning support

Project Management & Scheduling

• Detailed project scheduling and phasing plans

• Owner representation services

• Coordination of multiple stakeholders or agencies

Fast-Track / Phased Design Services

• Accelerated or phased design and documentation

• Multiple permit submissions or early release packages

Revisions & Changes

• Accelerated or phased design and documentation

• Multiple permit submissions or early release packages

Specialized Project Types

• Adaptive reuse and historic preservation services

• Tenant fit-outs and interior architecture

• Laboratory and technical facility planning

• Master planning and campus planning

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