Services

S E R V I C E S

Architectural Design & Construction Documentation

PROGRAMMING, BUDGETING, and CONCEPTUAL DESIGN ›

Whether you start your project from a simple wish list or from more evolved requirements, in this initial phase you would see your criteria being identified, detailed, and organized into a project program with space and room types, sizes, and their special parameters. General project costs and a time schedule would be estimated alongside and factored into the program, whether these costs and time would be aimed to fit within preset figures or newly established ones. Depending on the project's complexity and type, an analysis of applicable regulations may present further parameters to account for. The subsequent conceptual design would attempt to convey the program items into a diagram visualizing their size, indoor and/or outdoor proximities and relationships, and the location or prominence of any features. Sample imagery may be employed to point to the overall design direction while, for certain projects, appearance may be the starting point that determines the program. If needed, site selecting and existing building surveying are available as separate services. If you would rather first explore the potential of your personal or business property development, a feasibility study (also see below) is the recommended way to start, with most contents of such standalone study being used toward the work in this phase, should you decide to begin the project in earnest. ‹ hide

SCHEMATIC DESIGN / DESIGN DEVELOPMENT ›

Usually provided in 2 separate phases, the project design work begins here to put function into form. It is a two-way process where, depending on the nature of the project, functional needs may see adjustments in order to allow for a more effective form and successful project overall. If applicable, one or more design presentations and options may be produced for your review and approval, while the general project cost estimate and schedule would be updated along the way. At the end of the Schematic Design phase, delivery would typically consist of a site plan, building floor plan(s) and roof plan, main exterior elevations, and any key section(s), all as preliminary drawings, along with any 3-dimensional rendering(s) if part of the agreement. At this stage, I could assist with bringing any needed engineers on board and possibly with pre-selecting a contractor who could begin to provide more specific cost-estimation. Planning and other local permits may be applied for.

The work in Design Development advances and details the design to a complete level for the entire project. One or more reviews may be scheduled in order to obtain your approval for the design and pre-selection of certain project components, finishes, and systems, while part of the work would involve coordinating with the project's team and applying their input to the project's architecture. Estimated construction costs and time would continue to be updated. The resulting drawings set would include developed versions of the schematic drawings above, along with ceiling plans, building sections, interior elevations, and key details, all with overall measurements and annotations. It would also include an outline of the specifications of the project's main materials, finishes, doors & windows types, and systems, as well as preliminary drawings from engineers and consultants, if any. In some cases, especially in busier jurisdictions, the drawings could be submitted at this time to the building department for a preliminary review. ‹ hide

CONSTRUCTION DOCUMENTS ›

With a developed design in place, the work in this project phase consists of producing a complete set of drawings and specifications that would enable the design's implementation into construction. Plans, elevations, sections, details, and all other drawings and itemized schedules are being fully dimensioned and annotated to provide sufficient information and instructions for all permitting and construction aspects. Specifications call out materials, finishes, fixtures, and other constituent parts of the project as well as methods of construction or installation. Design aspects are being refined along the way and coordination with the project engineers and consultants continues and is being finalized. For most projects, the work delivery comes in the form of a single, all-inclusive drawings and specifications set, while, for certain projects, a building-permit set and a construction set of slightly different contents may be issued at subsequent times. Subject to the agreement, my service usually includes assistance with the permit application - whether this is pursued at the end of this or next phase - and with addressing possible requirements arising thereof. Overall, this phase involves the most extensive work time among the project's architectural work phases. ‹ hide

PROCUREMENT & NEGOTIATION ›

With the goal of retaining a construction contractor for the project, some owners prefer to handle this scope by themselves, resorting to the architect on an as-needed basis, while others require the architect's ongoing service. If you've already pre-selected a contractor, as previously recommended for cost-estimation purposes, this is when bids from subcontractors need to be obtained and incorporated into an overall price package. If you would rather select a contractor at this stage, the entire project can be put out to bidding by 2 or more contractors. Part of the work in this phase consists of putting together the bid sets - issuances of the architectural construction documentation previously completed - assistance with pre-selecting qualified bidders, issuing responses to requests for information (RFI) or for alternates, issuing any addenda, evaluating the received bids, and assistance with any negotiations. Modifications of the architectural Construction Documents (CD) occurring during this process would be incorporated into a newly issued CD set which the selected contractor may submit with the building permit application, unless this was accomplished at an earlier stage. ‹ hide

CONSTRUCTION (DOCUMENTS) ADMINISTRATION ›

Through the construction phase of the project, in order to ensure that the design and specifications are correctly implemented, that any modifications are properly addressed and recorded, and that the work and payments follow the contractual schedules, you could consider retaining the services of the architect as your professional agent. This could be accomplished within or separately from other architectural services agreement, while you could also resort to my assistance on an as-needed basis only. For most projects, the administrative work of this phase involves a considerable amount of time. Part of the general goals listed above, examples of specific tasks would be: setting up regular field visits and meetings with the contractor to review up to date and upcoming work; responding to requests for supplemental information or details; managing any modifications and resulting contract changes; reviewing submittals for project components and products and researching substitutes if needed; monitoring progress payments and the correct completion of the corresponding part of the work; reviewing the work at substantial completion and managing the closeout procedures. The service could also include a set of record drawings reflecting all the project changes incurred during construction. ‹ hide

Other Architectural Services

FEASIBILITY STUDY ›

To explore the potential or to test the viability of a project, a feasibility study may prove to be a very useful tool. It would research and organize your basic requirements, or a more developed criteria, into a project program, and it would produce a tentative budget based on the estimated project costs. Examples of these costs may be property acquisition costs, architectural, engineering and other professional fees, estimative range of construction costs, and financing costs. It may also produce a basic analysis of income potential versus operating and maintenance costs for a business project. The main part of the study usually consists of design work, which could vary greatly from a conceptual diagram to schematic floor plans and to 3-dimensional visualizations within the site's context, depending on the desired level of detail. One or more design options could be explored and zoning and building regulations would be analyzed for preliminary compliance. Unless the property has not yet been selected, a site and existing building survey need to be available or to be produced at the beginning of the study, while a geotechnical report would be of further use. A feasibility study, as a standalone service, overlaps to a certain degree with the work in the initial phases of a project's architectural design, and it could be used toward such scope if you'd decide to commence the actual project. ‹ hide

EXISTING BUILDING SURVEY ›

Also referred to as Measured Survey, the survey documents the measurements and features of the existing building(s) on the property to a various extent of detail and information to update or replace missing original construction drawings, such as as-built or record drawings. A basic survey would consist of the measured building floor plan(s) while a standard survey would also include the roof plan, exterior elevations, the building's positioning on the site, and utilities locations. An elaborate survey may grow nearly into the size of an architectural design drawings set as it would add relevant building sections, ceiling plans, interior elevations, materials and systems information, details and any special features. In the absence of a property land survey, the survey may also document approximate property lines or site features for informational purposes only. Similarly, in the absence of a geotechnical report, it may document general contour lines. While this additional information could be sufficient for the preliminary architectural design of a project on the property, specific such surveys would be necessary in order to develop and complete the project's design. ‹ hide

CONSULTING SERVICES ›

For scope that may not be addressed directly by the services listed above, architectural consulting is an available option. Applicable examples could be assistance with the work in progress of another project, or designing an accessory item that is additional to a project's work agreement, or assistance with site or property selection, or an assessment of an existing building's condition. ‹ hide

F A Q ›

What types of buildings do you specialize in designing?

As a recently established one-person practice I'm glad to take on a variety of projects when opportunities present themselves. Light commercial and residential projects are main areas of work, whether they would consist of a multi-unit new construction or a small home addition. As mentioned in my "about" section, I also worked with office, retail, and hospitality project types. A narrow focus certainly improves efficiency, while a broader one may provide for a more objective approach and an increase in the design vocabulary. I aim for the middle ground. ‹ hide

Do you provide interior design and landscape design services?

With the interior and the exterior being equal and inter-related parts of a building's architecture, my work will address the sizing, form, natural lighting, finishes, and fittings for the interior spaces. Furnishings, artificial lighting, millwork, and cabinetry may also be made part of the scope or, along with finishes, they may be handled by an interior designer or specific consultants. Other than for the paved hardscape directly serving the building, and for outdoor accessory structures, the landscape design is usually provided by a landscape architect. On projects with basic landscape and softscape design components, I could accommodate them within the overall architectural project work, if preferable. ‹ hide

What type of engineers and consultants are needed for my project and do you provide any of their services?

Generally, a project would require civil, structural, mechanical, electrical, and plumbing engineering, with the latter 3 being often provided as part of design-build services. It could also require a geotechnical engineer's report, unless a previous report for the site, or reports for surrounding sites, are available. Consultants could be needed for a variety of aspects ranging from environmental impact to acoustics, to kitchen cabinetry & appliances, and so on.
As described in my "services" above, part of my role as an architect is to coordinate other professionals' work with the project's architecture. On some small projects it may be possible to address most of this coordination within the architectural scope, and you might need only a structural engineer alongside to verify my proposed building structure and to call out sizing and specifications. Due to the emphasis on liability nowadays, it is rare for an architect to provide structural designing even for a small scope. ‹ hide

How extensive is your professional experience?

Although substantial, my experience is not extensive by the projects number as I've taken on several personal projects along the years. After my graduate studies, starting in 1994 I worked for a number of architectural firms. I obtained my license in 2004 and then pursued architectural consulting work and my own projects. Overall I hold more than 15 years of dedicated professional experience. ‹ hide

Do you work from a home office?

I currently work from my home office and use standard professional equipment and software. ‹ hide

Do you carry errors & omissions liability insurance?

Yes. Please check with me for any updates, however, including any additional coverage amount that could be made available for a larger project. ‹ hide

What is your edge?

I strive to provide a seamless design delivery and I offer to do it for competitive flat fees, as it is pursuing architecture that motivates me the most. My hourly rate is industry-median for my type of low-overhead practice. While comparing abilities might be subjective, I could mention that I've typically been on the design-oriented side of the profession. ‹ hide

What type of design presentation materials can you produce?

For formal and for phase-end design presentations, I could produce digital renderings (2d or 3d) to various degrees of detail, as desired. As these productions may take a significant amount of time, requirements for more realistic 3d renderings should be specified in the agreement. Being an architect and not an illustrator, I tend to keep the rendering's environment subdued and the emphasis on the building design. For an elaborate context and an all-realistic rendering, outside services would be more suitable. ‹ hide

In what form do you deliver the project's documents and do you provide BIM?

I use CAD as my medium of work, whether the work consists of one or all of the phase-specific "services" listed above, and with the possible exception of any hand-sketches during the initial design phases. I deliver the work as a hardcopy set of drawings and specifications as well as a PDF electronic version of it. It is important to know that the CAD working files are not part of the delivery and they are solely the architect's tools for providing service, as defined by the industry. This equally applies to drawings that the architect may agree to provide to project engineers and consultants to be used as the basis of their work - which drawings may be in hardcopy or as PDF electronic files. I do not provide building information modeling (BIM) as I found it to not suit well the size and design needs of the projects I work on. ‹ hide

Who owns the project's design?

Per the industry standard, the project's design is copyrighted and owned by the architect. The project owner owns the delivered project documents and the right to use the design for the implementation of the subject project only, unless a multi-project use is contracted within the agreement. While the architect may generally customize design components across projects, the architect agrees, in reciprocity, to not use the design for projects substantially and wholly similar. ‹ hide

How accurate is your construction cost estimating?

With little exception, the construction costs estimates that an architect may provide are broad cost ranges estimated by order of magnitude of unit costs or by cost per square foot for the type of project and occupancy. These estimates may only be used toward creating the project's tentative budget and updating it along the design process and, although essential, they cannot offer a guarantee for the project's actual, final construction costs. A specialized, professional estimator may not guarantee actual costs either, although s/he would narrow down the range and could be useful to retain at an early stage of the project. ‹ hide

Will you apply for the project's building permit and guarantee obtaining it?

Please also refer to "services" above. Depending on the project's complexity, I may prepare and submit drawings for preliminary building department reviews, if any, and address comments. When the project's construction documents are complete, the contractor who is selected to perform the building work would apply for the building permit. In some instances, the owner may apply instead. I would thereafter make the necessary changes for any other permitting issues and do so at no additional cost for any such issues resulting from an error or omission on my part. ‹ hide

Do you have a design style or design preferences?

I appreciate aesthetics of various styles if they're accomplished effectively with regard to a project's context. However, as mentioned in my "about" section, I do have an inclination toward designs anchored in a clear purpose, whether visual or functional, and light on purely formal elements. That would equally apply to a colonial home remake or a modern retail building. Of particular influence is my aiming for low-maintenance, durable construction, which may translate into shape-efficient details and the use of lasting materials - should the budget allow it. Once again, your project's specifics would take precedence over all of the above while we would pursue the optimal design for it. ‹ hide

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