Services and costs
The design and construction process should be a fun and rewarding adventure and we strive to make that a reality in all of our work. Our services are rooted in the goal of providing the most appropriate level of service for the client to produce the best desired outcome for their project. Services are tailored to the unique needs of each project, as are the service fees.
Project Feasibility
Preliminary Design & Design Development
Construction Documentation
Construction Observation
Interior Design & Product Selection
Casework and Millwork Design – including ‘Shop Ready’ documentation and specifications to AWI Woodwork Standards.
Custom Woodworking, Casework and Veneer Work
Cabinet & Furniture Renovation – ‘up-cycling’ of quality pieces to new uses
A brief initial consultation is provided to determine if client, project and architect are a good match for the collaborative process. After the initial meeting there is a low-cost initial project feasibility assessment that helps clarify the scope of the project, layout general costs and define the design process and desired outcome.
Contact us today to discuss your project!
Architectural Services Overview
The following is an overview of the scope of architectural services offered. The level of service is tailored to each project based on its scope and complexity and the Owner’s level of comfort with the construction process.
Project Feasibility
Often overlooked are the simple questions of “Is this project feasible?” or “What can I do with my building|property?”. Many factors determine the answers to these questions. Assisting Clients in determining issues of Property Condition, Zoning & Building Code regulations, Feasibility, Potentiality and Environmental Impact is the first step toward undertaking any design project. This phase will guide all other phases and provides a sound footing on which to begin.
Schematic Design Phase
This phase is about gathering information, creating a Program, defining the Project Scope and Goals and establishing Preliminary Budgets.
Gather Project Information - Client Questionnaire; existing conditions, site plan and/or plat; local codes and ordinances. Discuss Project Scope, Budget and Goals.
Compile information and generate a Preliminary Program - evaluate energy, sustainability, performance and environmental strategies for the Project.
Produce a Preliminary Design – sketches of Plans, Exterior Elevations and Site Plan.
Produce a Preliminary Budget – based on local general construction costs.
Review the Program, Design and Budget with the Client – create a list of revisions, changes or additions as required.
Determine next steps – review Architectural Services Contract documents and establish a schedule for Architectural Services. Review Construction Contracts that may be used. Discuss collaborating with a Contractor during the development of the Project.
This is the start of the ‘fun’ of any project. It is the time to dream big, throw caution to the wind and shoot for the sky. Reality will set in soon and it is usually easier to scale down rather than up. This phase typically takes 2-6 weeks; cost for this phase is based on an estimate of the time to complete the phase and is presented at the initial meeting. Moving forward, Architectural Costs will be determined by the Architectural Services Contract agreed upon by the Client and Architect.
Design Development Phase
The practical work begins as ideas and dreams are manifest into (theoretical) shape. The entirety of this step may take place more than once to reach an acceptable design solution.
Refine the Preliminary Design – including the spatial layout and materials, building systems and fixtures to be used. Evaluate energy, sustainability, performance and environmental strategies for the Project.
Produce Plan, Exterior Elevations, Section and Detail Drawings as required to further depict the Project. Interior Elevations and 3D computer drawings and models may be used to further refine certain aspects of the project.
Revise and refine the Budget based on material choices and changes in the Project Scope.
Client meetings to evaluate the development of the Project and Budget. Revise as required and define next steps.
Determine the method of contracting – selective bidding or direct negotiation with a specific contractor.
This phase is about refinement – of Project Scope, Goals and Budget. This phase takes anywhere from 1-2 months upward, depending on the Project Scope and Goals. This is also the time that we generally start the search for a General Contractor for the project. Bringing the G.C. into the process early helps form the ‘team approach’ that is so important to a successful project – developing good lines of communication between the Client, Architect and Contractor makes the process flow much smoother and results in improved outcomes. The G.C. can also assist with the project costing as the design develops toward a finalized set of construction drawings, helping to keep the project within the Client’s budget goals.
Construction Documents Phase
The ‘meat & potatoes’ of the architectural work occurs in this phase. The design generated in the previous phase is turned into a series of documents that guide its creation in the real world.
Upon the Client’s’ approval of the Design Development documents, produce a set of Construction Documents from which the Project will be built.
Review and refine the material, building system and fixture selections, the energy, sustainability, performance and environmental strategies and the budget for the Project.
Assist the Client in determining the method of contracting. Provide Construction Documents to be used in the bidding process or in the direct selection of a Contractor, if one has not been selected.
Assist the Client in the review of the bids, or in negotiation with the selected Contractor, and the awarding of a Construction Contract.
The Construction Documents typical include:
Site Plan – showing the project area, zoning setbacks, driveway, out buildings, etc.
Floor Plans – dimensioned and noted
Exterior Elevations – with basic Exterior Material Specifications
Generic General Specifications & Construction Specifications
Mechanical, Electrical Plans and Specifications. Plumbing Plans and/or Specifications may also be included as required.
Interior Elevations - showing built-in cabinetry and other architectural woodwork details may be included if required.
Often small-scale sketch models, samples of materials or systems, mock-ups of details or construction features and other instruments used to describe the Project, its scope and its Construction. This phase is perhaps the longest, taking anywhere from 3-6 months or more, dependent on project size. It is about communication – making certain that all parties understand what will be built, how it will be built and with what materials and methods.
‘Permit Set’ Phase
Often all that is needed is a set of construction documents so that a contractor can provide the client with a cost estimate, take to a building department to receive a permit, understand the design & construction of the project and relay that information to any subcontractors. Perhaps you have a design and floor plans already and just need the technical aspects completed. This is what a Permit Set addresses. It contains those drawings necessary for a contractor to build the project but leaves out the fine details of specifying every detail and finish as would be included in the full Construction Documents Phase above.
Documents included are:
Site Plan – showing the project area, zoning setbacks, driveways, out buildings, etc.
Floor Plans – dimensioned and noted
Exterior Elevations – with basic Exterior Material Specifications
Generic General Specifications and Construction Specifications
One – two (1-2) Building or Wall Sections – detailing construction methods and code requirements
Window & Door Schedule – along with necessary specifications.
Additional drawings and specifications can be added to this set as necessary.
Construction Observation Phase
This phase is probably second in importance to the Feasibility phase. Proper observation is important to ensure that the Project is constructed per the Construction Documents and that unforeseen conditions can be dealt with promptly and appropriately.
Evaluate the work during construction via minimum twice monthly Field Inspections to determine compliance with the Construction Documents and Specifications. Provide interpretation of details and design intent. Review submittals of Shop Drawings, Specifications, Product Data and Samples from the Contractor and/or sub-contractors.
Address changes in the work and substitutions as necessary and required.
Provide review of the Project at six (6) and twelve (12) month intervals to determine if Project Goals were met and the Clients satisfaction with the completed Project.
Construction Contract Administration
This service adds additional oversight to the construction process from the standpoint of Construction Contract Negotiation and Contractor Payment Review. Services include:
Provide administration of the Contract between the Owner and the Contractor. Typically, this an AIA standard contract; samples of A105-2017 can be provided for review upon request.
Review and approval of the Contractor’s Certificates of Payment.
Assistance to the Owner, as necessary, with claims and disputes between the Owner and the Contractor.
Note: We are not lawyers and clients are advised to direct any specific legal concerns regarding contracts or disputes to their legal counsel.
Project Costs
The biggest topic is always “What will this cost?” In regard to the Project itself, cost is totally dependent on the Scope & Complexity. ‘If you bend it, you spend it’ is an old woodworkers adage related to the fact that wood, coming from the lumber yard as straight boards, is hard to bend and thus it costs more to make a curved object than a straight one. Throughout the various phases the Budget will be continually reviewed, evaluated and revised. This is where the team approach of Client, Architect and Contractor is of highest importance. Our job as the architect is to provide guidance, generate basic cost estimates based on regional norms, to assist in procuring budget estimates from Contractors and recommend options to maintain Budget desires. Ultimately though, it is the Client who has the final determination on the project cost and we work diligently to work within those parameters.
Architectural Costs
These will vary with the level of Service provided and are, in general, more affordable as a whole with increasing levels of Service; ie: It may cost several thousand dollars to have a Preliminary Design completed and if the Project goes no further that amount is large in relation to the outcome. Full Architectural Services, from Preliminary Design through Construction Administration typically total 5-8% of the Project Cost; for a $500,000 project the Architectural Service would be approximately $25-40,000, depending on the complexity of design and extent of drawings produced. Smaller projects, Permit Set only work or projects with limited scope may have fees in the 2.5-5% range of the construction cost. There is limit though and often on a project with a tighter budget the fee may be 5-6% of the construction cost since the amount of work involved can easily equal a project twice as large & complex.
The big take away is this - in comparison to the overall investment, the fee for Architectural Services is low considering the benefits provided by working with a knowledgeable design professional and are costs that are largely recouped during construction due to thorough planning and specification of what is to be built. It is also a service that provides decreased stress and peace of mind during what can be one of life’s most challenging endeavors, a benefit that is impossible to place a value on.
“Prior to finalizing the purchase of a narrow hillside lot, we retained Joe [Narwhal] to develop concepts for a home that would fit our need for one-floor living while conforming to setback requirements and working within a tight budget. Although it was a challenging task, he did a great job of demonstrating that we could make it work and purchased the lot. Since then, we have happily continued to work with Joe to develop a finished design and hope to start construction in 2 - 3 months.”