This guide covers the basics of my typical architectural fee structure, and gives an overview of how architectural services relate to the overall design & construction process.
Fixed Fee Structure
I provide architectural services on a fixed fee basis for a clearly defined scope of work.
You'll know the total potential cost of architectural fees from the outset (excluding any additional services requested or major increases to project scope), and invoicing is simplified and predictable.
Payment Schedule
Fees are invoiced in installments as each phase of design is completed. At the start of the project, each phase milestone is assigned a percentage of the overall fee based on estimated workload. Project phases are as follows:
Schematic Design
Design Development
Construction Documents
Bidding & Negotiation
Construction Administration
See further below for a breakdown of each phase.
There as also an initial payment (typically 10% of the contract sum) to cover project start-up costs, and which is refunded back to you as a credit on the final invoice at the end of construction.
How Fees Are Determined
Each project's fee is optimized to your particular project based on several factors.
Project complexity: design challenges, regulatory requirements, and technical considerations.
Project scale: project square footage and size of the scope of work.
Level of detail required: custom design elements, finish specifications, and documentation needs.
Site conditions: complexity and constraints of existing building conditions.
Project schedule: coordination requirements and timeline considerations.
My goal is to offer high quality design and hands-on attention to the project at every step, but paired with fees that are extremely competitive for that level of service and design. Each project and the fee needed to realize it are unique, but for industry comparison purposes and general benchmarking, I aim for a maximum of 10% of construction cost.
Flexibility & Project Control
You maintain full control throughout the process. Overall fees are structured for the full project, but if your plans change or you need to postpone or cancel the project, you may stop during any phase. You'll be invoiced only for work already completed with no further commitments until you ask for work to resume.
The Phases of Design & Construction
Phase 1: Schematic Design (SD)
The development of the project's big picture, including program and scope of work, spatial relationships, and overall layout.
Deliverables: preliminary floor plans, basic elevations, conceptual sketches, and initial material direction
Your involvement: this is the most collaborative phase where your input shapes the direction of the project
Duration: typically 2-4 weeks, depending on project scope
Phase 2: Design Development (DD)
The schematic design is refined to incorporate specific elements (lighting, equipment, millwork, materials & finishes, etc) as dimensions and proportions are refined. The design becomes more precise and technical.
Deliverables: detailed floor plans, elevations, sections, preliminary specifications, and material selections
Your involvement: review and approve detailed design decisions, finishes, and fixtures
Duration: typically 3-5 weeks, depending on project scope & complexity of design
Phase 3: Construction Documents (CD)
Preparation of the complete set of drawings and specifications required for permitting and construction. This includes detailed technical information for contractors to build from and for building departments to review.
When permits are required, I submit drawings early in this phase to allow time for review and approval well before the start of construction
Deliverables: full construction drawings and details, project specifications, and permit application documents
Your involvement: review and approve drawings before permit submission and review of drawings & specifications before bidding
Duration: typically 5-8 weeks depending on project scope, design complexity, and permitting requirements
Phase 4: Bidding & Contract Negotiation
I assist you with contractor selection, distribute drawings for pricing, answers contractor questions, and helps you evaluate bids.
Deliverables: bid package distribution, contractor Q&A responses, bid comparison analysis, and contract review assistance
Your involvement: selecting contractors to bid, reviewing proposals, and making final contractor selection
Duration: typically 3-4 weeks depending on number of bidders and size of project to be bid
Phase 5: Construction Administration (CA)
I provide ongoing support during construction including regular site visits, coordinating with the contractor, responding to field questions, and reviewing important quality-control documents such as submittals and shop drawings.
Deliverables: site observation reports, submittal / shop drawing / substitution / change order reviews, sketches & responses to RFIs (Requests for Information), contractor payment application reviews, and punch list documentation
Your involvement: reviewing your architect's observation reports, attending site meetings at key milestones, and making timely decisions with your architect's guidance
Duration: throughout construction, which varies based on many factors. 3 months, 6 months, and 12 months are all common construction lengths based on different job sizes.
For a walkthrough of a typical construction process and more detailed examples of the services provided with Architectural Construction Administration, see: An Overview of Construction Administration.
Questions about the design process? Every project is unique, and I'm happy to discuss how this breakdown applies to your specific plans. Contact me at (646) 883-1012 or info@cdelarchitect.com to chat more in depth