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.

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

(Part of Basic Services)

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

(Part of Basic Services)

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

(Part of Basic Services)

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

(Part of Basic Service)

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

(Part of Basic Services)

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

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

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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