Drafting Architecture Part II: From Blank Page to Finished Design
Hello, readers! Welcome to the Architecture Plus blog! We provide useful information concerning architectural design, unique trends, and essential aspects of the residential and commercial building process. Based out of Charleston, our full-service firm specializes in new residential construction, renovation, and commercial design. We aim to create sustainable structures which facilitate the health of their inhabitants while pairing harmoniously with their surrounding community. We encourage you to take a look at our residential and commercial galleries to glimpse our work and assess our artistic vision. If you need any additional information, reach out to us!
Our previous articles on the future of residential architecture and how to incorporate asymmetry into your architectural design are currently available. From clever storage solutions to hi-tech homes, the future of residential architecture is varied. We took a look at several major trends which are shifting the way homes are designed. If you’re interested in how homes are likely to change in the next few decades, give that article a read! Our most recent article delves into the implications of asymmetry. While traditional design leans toward symmetrical composition, asymmetrical composition can be a dynamic way to add flare to any design. We took a look at several structures from across the world and how they utilized asymmetry to their advantage.
Today’s article is a continuation of our Drafting Architecture series. In part one, we discussed the initial steps which facilitate the conceptual design process. From building a design team to asking yourself the right questions to communicating your design goals, we covered everything you need to know about the pre-design stage. Additionally, we illuminated aspects of the schematic and development design stages, from 3D massing to construction estimates to adding necessary systems. Every aspect of the design process is vital and much attention is paid to the small details during these stages. If you currently find yourself in the early stages of a custom design or are considering hiring a firm for your design needs, the first part of this series can help you understand the myriad steps involved in turning your vision into a reality.
In part two, we aim to complete the design process in its entirety. Beginning with the construction documents, we’ll walk you through the final stages of the design process. During this home stretch, though many elements of the design should be locked in, many aspects of the design can still be changed. We’ll also give you a sense of how much of a firm’s fees are dedicated to each stage and about how long each of these stages is liable to last. We want to demystify the architectural design process and give you a behind-the-scenes look at how concepts are turned into concrete. If you’re interested in learning more about the design process, read on!
Construction Documents
The development of the construction documents (CDs) is the longest and most arduous phase of the design process for any architectural firm. Typically, this stage encompasses between 35% to 50% of the overall design fee. During this stage, the designers and engineers must work in tandem to finalize the plans for certain structures. These structures include heating/air conditioning, plumbing, gas, electric, energy consumption estimates, material lists, and technical drawings for certain structures within the building (such as load-bearing walls, columns, roofing, arches, and more). Since the construction documents are essentially blueprints, they will be used by the contractor to build the home or commercial space. These documents, when finalized, must be without fault. These drawings will also be sent to the local and state agencies which preside over construction projects in the area the building will reside. These documents will also be used to determine final costs and assist in the next stage, which is construction bidding.
There are many moving parts to construction plans, but the basic set includes: site plans, floor plans, key elevations, key details, key sections, outline specifications, key interior elevations, reflected ceiling plans, interior schedules, and consultant drawing. Each of these will be used as a technical reference by the builder of the project. Interior designers, landscapers, and HVAC specialists could be considered consultants on construction documents. To ensure each of the plans within the construction documents correspond correctly, plenty of cross-referencing is done.
During this time, the team assigned to your project is especially busy. There may be infrequent contact, but this could be considered a good thing, as constant contact during this phase may indicate there are problems with the design or associated cost which need to be remedied. This part of the process could take anywhere from eight to sixteen weeks, depending on the size and scope of your project. By this point, the firm should understand your wishes pretty well, down to the finish of the kitchen sink. You’ll have approved each aspect of the design and should be able to trust your specifications are being carried out exactly as agreed upon.
Therefore, is there anything you should be doing during this time? The bittersweet answer is: No. While you may not be excited to sit at home and wait for your construction documents to be finished, you may bide your time imagining the beauty of the finished result. Since the contractor will build according to the construction documents, and the final building must match these documents or risk not receiving a certificate of occupancy, this part of the design process cannot be rushed. Of course, open communication between firm and client is also paramount, so never hesitate to inquire about the progress of your construction documents. Your firm should be happy to give you an update!
Construction Bidding
Once the construction documents are completed, the architects who have been hard at work are able to take a backseat as the client assumes the driver’s wheel. The length of this phase is entirely dependent on how long it takes the client to decide upon a contractor. If you already have a contractor in mind, then this phase can take less than a week. The firm assists in answering any questions the contractor may have, providing additional documentation, and otherwise being a resource for the chosen contractor. After papers are signed, construction is typically ready to begin. (While you do not have to wait until the construction documents are complete in order to sign an agreement with a contractor, the price of the project may change with the completion of the construction documents.) If you do not have a contractor in mind then you’ll undergo a process called bidding. Multiple contractors will bid their price to complete your project and you must choose among these candidates. This competitiveness can lead to a lower build price than if you only consulted a single contractor. Although you may be able to negotiate your chosen contractor down or guarantee a maximum price.
Some clients begin the design process with a general contractor already signed onto the project. This general contractor can work with the firm throughout the process to ensure the final design can be built within the target budget. After all, architectural firms are only estimating the construction costs. Contractors, on the other hand, can lock in a set price. If you hired a general contractor for the duration of the design process, then decide to go through construction with another contractor, you’ll still need to compensate the contractor for the time they spared for overseeing the design.
Permitting
One of the last steps before laying the foundation of the project is having the plans checked by the local building department and approved for multiple building permits. The plans should have been drafted according to local zoning codes and regulations. Permit applications are associated with a relatively small fee. You may receive your permits in a matter of days, weeks, or months. Typically not months though, unless your project is large-scale, in a city center, or will require many subcontractors.
By this point in the design process, the firm has little left to do. Some firms offer construction administration (CA), which serves to ensure the project is being built according to specifications and assists with resolving any unexpected problems. Construction administration could include regular inspections, cross-referencing invoices to ensure work is being completed in a timely manner, and progress reports. Not all firms offer construction administration services and some may charge an extra fee for this service.
We hope you’ve enjoyed this foray into the design process. From an architectural perspective, the most exciting part of the process is the time spent speaking with the client and learning how they visualize the space. While there is much technical work involved, the creative aspects of architectural design are what keep us coming back day-after-day. We look forward to learning about your design goals and facilitating their execution. For more information on architectural design and building, keep up-to-date with the Architecture Plus blog! If you’re ready to sit down with an experienced team of designers and hash out the elements of your next project, reach out to us! We’re eager to hear from you. Until next time, thank you for reading!