Stages of Architecture

Stage 1: Interview and initial discussions

Often a couple of architects are interviewed, the homeowner(s) and the architect(s) figure out if
there is a good fit with one another. Sometimes a homeowner just knows who they want to
partner with (based on a raving recommendation or a specific design philosophy, etc.) and they
skip the interview step. Typically the architects have a portfolio of past projects to review and
possibly examples of their process.

Stage 2: Information gathering + documentation

Homeowner goals, needs and requirements are discussed. The architects visit the site, review the
existing conditions and take as-built measurements of what is there (existing home/property). A
set of as-built plans are created and a copy is given to the homeowner for their records. These
are simple floor plans and exterior elevations a minimal set showing what currently exists on
site and nothing more. A surveyor is typically contacted at this stage and scheduled to produce a
site survey this survey is eventually incorporated into the as-built documents. The architects
visit the city/county building department to review applicable records which may include as-built
drawings of an existing home; previous surveys; public records such as previous liens on the
property. The architects gather information from state and city agencies regarding specific land
use and building code requirements as well as pre-submittal and pre-permit procedures. The
architects also create a work plan to outline what will be done and by when.
Gathering information with the homeowner(s):
Survey:
As-built drawings of an existing home:

Stage 3: Schematic Design and Feasibility

The architects generate 2-3 preliminary designs incorporating the information from step two. At
this stage the architects are also bringing design concepts to the table (the stuff architects learned
in school). Maybe there was a specific site feature that could be enhanced with the new
architecture or opportunities within the project not previously discussed. The architects explore
the sequence of how you approach the house and move through the house. How the home is
experienced is a focus of this stage. The general locations of the functions within the house are
considered and graphically represented in diagram form. The graphics, illustrations and sketches
are just diagrams at this stage its not architecture yet. Features like windows may be added
schematically or not at all. Simple plans and elevations are produced to represent relationships
among spaces and the basic envelope shape (think about it like carving a simple, dumb model
out of a block of clay). Material options start to become part of the discussion and a target
budget is established/confirmed for the overall project. There are typically 2-4 homeowner
meetings involved with this step. The homeowner makes decisions with help from the architects
regarding the various schematic options. An overall design strategy is chosen.

Code analysis and envelope possibilities:

Relationship of functions, site considerations, massing studies:

Relationship of functions, massing studies:

Circulation studies, light studies:

Stage4: Design Development + Permit Documents

As decisions continue to be made, the architects develop the schematic drawings into permit
documents. The graphics evolve from diagrams to actual architecture at this step. The drawings
are refined in regards to details and methods. Materials are decided on and the architects figure
out how everything fits together (how does the floor meet the wall: base trim, flush trim, no
trim). Window openings are further defined with mullions and opening locations. Information
from other consultants, like the structural engineer, is developed and coordinated with the design
drawings. Specifications for materials, fixtures/ appliances, assembly details, and relevant code
information are incorporated into the project. Recommendations from trades, suppliers, and
manufacturers are added to the drawing set. The homeowner continues to make decisions at a
more specific level of detail (four or six burner gas range, which direction do the windows
open?)

Material studies and furniture layouts:

Comparative material options:

Building assembly and material breakout:

Elevation and material studies:

Stage 5: Construction Documents + Permit Acquisition
A set of permit drawings is a simplified construction set. The permit documents are used to
submit, coordinate, and obtain the building permit from the city or county. The city/county
doesnt typically care to review each and every detail of a home they just want to make sure
youre meeting state, city and local codes. It is typically an effective use of time to turn in a
permit set early, covering the requirements, to get the ball rolling with the city while the
architects continue to work on a more thorough drawing set required for construction. The
drawings continue to develop down to the very last details (how the handrail bracket connects to
the wall, how the tile floor in the shower is sloped to drain)

Construction documents:
Stage 6: Selection of a General Contractor

General contractors are interviewed and a good fit is established. Sometimes a homeowner just
knows who they want to partner with (based on a raving recommendation or a specific building
philosophy, etc.) and they skip the interview step.

Stage 7: Construction Administration

The documents and drawings for the project are now complete and construction
begins. Typically with a project of any complexity the architect is retained to answer questions,
deal with clarifications and administer revisions if necessary. The architect also protects the
interests of the homeowner and the integrity of the design. The architect reviews the invoices,
overall costs and scheduling. There is also the option for a homeowner to go the design-build
route but thats another post