1 Predesign Phase

• We ask questions and listen carefully to understand our clients’ needs, wants, and vision in order to understand their priorities and establish project parameters.
• Obtain site, community, and zoning information, and site surveys.
• Visit the site with our clients (and often include a landscape architect).
• Take measurements of existing structures in the case of a renovation or addition project.
• Develop a preliminary project scope (types and functions of site and building spaces, how many rooms, activities, and people to accommodate), budget, and schedule.

2 Schematic Design Phase

• Prepare initial site and building conceptual designs with sketches, drawings, and 3D images/views.
• Meeting(s) with clients to discuss and review conceptual designs options and probable construction.
• Prepare additional site and building design options and meet with clients to approve a schematic design and project budget to pursue to the next phase. (If the project’s probable construction costs as designed in this schematic phase exceeds our clients’ budget, we will work with our clients to redesign and/or reduce the project scope to bring project within budget).

3 Design Development Phase

• Prepare more detailed site plans, floor plans, and other 2D and 3D images/views of the proposed design.
• Meeting(s) with clients to discuss, review, and approve the more detailed design information.
• Develop outline specifications identifying the major site and building materials, systems, and finishes.
• Additional structural or other engineers/consultants may be enlisted during this phase of the project, depending on the project scope and clients’ preference.
• Update the probable construction cost budget and schedule, often with the help of potential contractor(s), and review with our clients. (Again, if the project’s probable construction costs as designed in this phase exceeds our clients’ budget, we will work with our clients to redesign and/or reduce the project scope to bring project within budget).

Note, towards the conclusion of this phase, the client should interview potential contractors. We will provide recommendations as well as interview questions. Whether a client selects a contractor at this point or decides to bid the project may determine the level of detail needed in the next phase of drawings.

4 Construction Document Phase

• Prepare the detailed drawings and specifications for the approved design (We are known for providing highly detailed construction documents, which can increase construction bid accuracy and decrease construction issues).
• These construction documents will be used to obtain contractor bids/construction cost proposals; they will be part of the construction contract between our clients and the selected contractor; and they will be submitted to local building safety review officials to obtain the required building permits.

5 Hiring the Contractor

• Assist our clients in selecting of a contractor.
• Coordinate the bidding process or advise during negotiation process.
• Provide AIA Owner-Contractor Agreement (Construction Contract) forms for constructing the project.

6 Construction Phase Services

• Serve as the clients’ advocate through the construction process by visiting the site to observe the work for quality and conformance with the Contract Documents, review the contractor’s applications for payments, and answer questions from our clients and the contractors.
• Administer the project close-out process, including providing punch lists and review of the final completion of the construction work.

These are the typical services provided by Legerton Architecture, although both the scope of services and related fees can be adjusted to our client’s particular requirements.