When building a house, hiring an architect for full-service is absolutely necessary - you can't cut corners, nor can you abandon the process halfway. Today, I will provide a detailed explanation of what full-service entails and its importance.
Firstly, I am referring to new construction for high-end custom residential projects. If it's another type of project, like an extension, ADU (Accessory Dwelling Unit), or a small commercial project, the content of this article may not fully apply. Since high-end custom residential design is one of my main areas of work, I will explain the steps for this type of project:
Step 1. Concept Design
In this phase, the client needs to provide the architect with a brief, including site information, ideally with a survey, as well as functional requirements (such as the number of rooms, functions of each room, estimated areas, etc.) and design preferences (like preferred architectural styles and spatial layouts). The architect will analyze site characteristics (such as terrain, sunlight direction, trees, driveways, privacy, noise sources, etc.) and, combined with planning requirements and building codes, propose the building's form, spatial layout, and interior design concepts. This concept design may be expressed through hand sketches, massing models (physical or digital), and reference images.
Step 2. Schematic Design
At this stage, the architect uses 3D modeling software (like Revit) to create a three-dimensional model that includes floor plans, elevations, and sections. The architect analyzes spatial relationships and functional flows, and proposes the most reasonable layout that meets the client's needs for space and aesthetic appeal. The primary interior and exterior materials, window sizes and positions are also selected, and 3D renderings are produced. For those with a more generous budget, physical models may be made to provide a more tangible understanding of the building. Throughout this process, the architect and client hold regular meetings to review progress. The architect adjusts the design based on client’s feedback until both parties are satisfied. I as an architect often enjoys receiving constructive feedback from the client, for this will inspire me to do something out of my ordinary design habit.
Some experienced clients may also hire a General Contractor (GC) during this phase for Pre-Construction Services, offering suggestions from a construction perspective and providing preliminary cost estimates. It's also the best time for a geotechnical engineer to conduct soil analysis, which informs the structural engineer's foundation design and the civil engineer's drainage design.
By the way, to ensure the design is on the right track, some city governments may require complex or large projects to hold a Pre-Application Meeting before submitting a formal application. This meeting usually happens at the end of the schematic design phase.
Step 3. Permit Application
During the permit phase, the architect further develops the schematic design. This involves collaboration with other engineering departments, such as structural engineer, civil engineer, landscape designer, and fire sprinkler installer. The architect recommends trustworthy partners with whom they have a long-term relationship and coordinates their technical details into the architectural drawings. To a large extent, the architect acts as the project manager.
The architect must also perform necessary calculations, such as building coverage, impervious surface area, and HVAC capacity, to meet government approval requirements. Simultaneously, the architect refines the schematic drawings into permit drawings, including details that demonstrate the satisfaction of planning and building code requirements, such as wall sections that clearly explain waterproofing and insulation. Parts of the details serve to illustrate the relationship between structure and architecture. The design must also meet energy efficiency standards, which often include the prescription of high-performance heat pumps, water heaters, insulation exceeding code requirements, efficient HVAC distribution, solar panels, etc. The architect proposes the most cost-effective energy solutions based on the project characteristics and completes the corresponding documentation.
Finally, the architect submits all the necessary documents, including architectural, structural, civil engineering drawings, surveys, and required forms and calculations, to the government. The architect stays actively engaged with the authorities to ensure any requested revisions are handled promptly until the building permit is obtained.
If a GC provides Pre-Con services, they should provide more accurate construction cost estimates based on the refined drawings.
Step 4. Interior Design
A well-designed building not only needs an attractive exterior but also an interior that is comfortable and aligned with the owner's tastes. As a full-service architect, our services include interior design for key spaces such as the entrance, living room, kitchen, dining room, master bedroom, master bath, study room, and home theater. The design deliverables include material plans, elevations, ceiling plans, and 3D renderings, which help ensure there are no surprises during the construction process. Along with the drawings, the architect also provides detailed schedules of materials, appliances, bathroom fixtures, lighting, etc. These schedules include product models, sizes, and suppliers' contact information, making procurement straightforward and reducing potential disputes between the homeowner and the general contractor during construction.
As part of the interior design, the architect also provides lighting layout and wiring, as well as electric outlets placements. For unique details like home theaters or concealed light troughs, the architect provides large-scale detailed drawings.
Step 5. Construction Documentation and Administration
Once the permit is secured and interior design is complete, construction can officially begin. Before construction starts, the client should obtain bids from at least three GCs, using the completed permit drawings and interior drawings as bid documents. During this bidding process, the architect acts as the client's best advisor, helping to review the bids and ensuring they match the design without any omissions. Once a GC is selected, the architect shifts to a support role, providing construction administration (CA) services.
During CA, the architect answers any design-related questions that arise, provides large-scale drawings for clarification, and makes periodic site visits to observe construction progress and quality. The architect reviews material samples submitted by the GC, particularly when substitutions are proposed, ensuring the quality and design intent are maintained. The architect also reviews shop drawings from suppliers for custom items like stairs, handrails, and canopies etc. Additionally, the architect verifies payment applications submitted by the GC and their subcontractors, ensuring work meets standards before the client releases payments. As construction nears completion, the architect prepares a punch list to ensure the GC finishes the job without leaving loose ends, and finally signs off on substantial completion.
Through these five stages, the architect plays an indispensable role in a high-end custom residential project. Some clients, trying to save money, exclude the architect from the fourth and fifth stages, only to find themselves facing disasters during construction, turning the site into a scene of chaos. To save four- or five-figure design fees, they end up losing six figures on the construction cost, with progress dragging on and, in some cases, leaving the project unfinished. These stories are all too common.
So, you might wonder, with so many tasks included in an architect's services, how much does it cost? I'll address that in future articles.
