Through initial site visits and client meetings, the Architect gathers information on the project scope, budget and schedule to direct the design phases. Client priorities, goals and ideas are reviewed and recorded and site photographs are taken to document the existing conditions, opportunities and constraints for the site.

During this phase, a design direction is developed through client meetings and the exploration of existing conditions, code requirements, and spatial planning. This phase concludes with the approval of sketches and drawings that convey the overall design intent of the project.

Working drawings are developed with existing and proposed conditions indicated while exploring all aspects of the project. Engineers and consultants are typically brought on during this phase. Plans, exterior elevations, and a building section, are generated in accordance with building and zoning codes. At the conclusion of this phase, the cost of the project can be estimated to serve as a guideline for the final level of finishes and to acquire construction financing.

Construction drawings are prepared for procurement of a building permit, including zoning and project data, floor plans, exterior elevations, building section, schedules, and construction details required for permitting. Dimensions, area calculations and code requirements for permitting are noted. This phase also addresses any revisions resulting from building department comments.

Recommendations for a general contractor and subcontractors are provided and construction bids are reviewed and compared. Time may be required for interviewing contractors, reviewing the quality of subcontractor work, reviewing supplier bids, and reviewing product samples or visiting showrooms.

Interior elevations, bathroom and kitchen layouts, cabinetry details, and specifications can be provided upon request. Architectural coordination for custom millwork, high-end finishes like stone, tile and plaster, unique plumbing and lighting fixtures, elevators and lifts, art collections, wine rooms and built-in furniture often require architectural coordination during design and construction phases, particularly on higher-end work.

This phase includes scheduled site meetings with the owner and general contractor to review construction progress for compliance with the construction documents. Submittals and shop drawings are reviewed and recorded. Contractor applications for payment are reviewed, negotiated and recommended for approval. Upon substantial completion of the project a walkthrough is scheduled and punch list is generated.