Design Phases
The typical design process at Stewart Associates consists of five distinct
phases with varying basis of compensation. The phases are as follows:
1. Preliminary Design. This phase allows
the Architect and Client to explore several concepts for the project in
sketch form. Freehand floor plans, site plans, and exterior elevations are
prepared for the Owner’s approval and the Contractor’s ballpark estimates.
This phase is done on an hourly basis.
2. Design Development. In this phase the
preliminary design is further developed. Hardline drawings of the site plan,
floor plans and elevations are prepared as required for government design
approval. Typically these services are performed on an hourly basis until
the design has been approved by the jurisdiction.
3. Construction Documents. In this phase
the final construction documents are prepared for contractor bidding and building
department approval. Since the work is fairly well defined, the services are
performed on a fixed fee basis.
4. Bid Assistance and Negotiation. Once
the construction documents are complete, Stewart Associates is available
on an hourly basis to prepare bid forms and assist the Owner in analyzing
bids and in negotiating with Contractors.
5. Construction Administration. In this
final phase, the Architect can periodically visit the construction site
to ensure general compliance with the construction documents. Minimum services
during this phase would include: a foundation and framing inspection (by
Structural Consultant), an architectural rough-in inspection, and preparation
of a final list of corrections (Punch List) to be made by the General Contractor.
In addition, Stewart Associates is available to review the Contractor’s
applications for payment and to review change orders, which may affect the
design and construction costs.