| Typical
Phases of a Design Project May 2024 |
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When a project is being designed it doesn’t happen all at once; it is broken down into phases. This is how it happens.
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| Typical phases
of a design project PD Pre-design SD Schematic design DD Design development CD Construction documents BN Bidding and negotiation CA Construction administration |
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PD Pre-design This is the planning stage. A building site is acquired. The program is written, space requirements are determined, the budget is defined, project goals are set. High level questions are answered. What do you want? What are you trying to build? Other information may be gathered during this phase. Site surveys, soil tests. Shortly after signing a contract is when we would go over all your goals and concept images. This may be in PD or SD. If you do not know how much house or building you can afford, this needs to be worked out in the pre-design phase. The Architect may or may not be involved in this phase. If your building program and budget are defined it may not be required. If your program is more conceptual or open ended it can be beneficial to flush out the project goals at the outset. |
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SD Schematic design On small projects this is when we would sit down and review project goals. Diagrammatic layouts are developed. Some quick sketches are made. Drawings may be very abstract or just pencil sketches. This phase explores big picture and conceptual items. This is the time to look at multiple layouts or different options. This is when you want to explore ideas. If one idea doesn’t work, try something else. |
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DD Design development When you enter design development there is typically only one plan or concept left; you have looked at various options previously and now you are down to one option. Plans become more fixed. Drawings will move from sketches to being drafted or hard lined. All the major items should be worked out. Small revisions can be made. You wouldn’t add an extra room or move a portion of the building; however the kitchen layout may change or you make relocate the fire place. At the end of DD everything should be fixed in place and finalized. |
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CD Construction documents This is where the detailed drawings are made. This is a time for the Architect to do their work developing drawings for the builder to work from. There is limited input from the owner during this phase. Things like tile or finishes may be discussed and placed on the drawings; on smaller projects the owner may simply tell the contractor what the finishes are at a later time. More dimensions and notes get added to the drawings, the drawings start to look much more technical. This is not a time to make changes. |
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BN Bidding and negotiation The project can either be sent out to bid or there could be an informal selection process from a few interested contractors. This is when the future contractor (if one is not on board already) will tell the owner the cost of construction. Your Architect can help you evaluate bids or potential contractors. |
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CA Construction administration The design process is over, the contractor is hired and the building is being built. Why would you need an Architect at this point? The Architect is familiar with construction and can help manage the process and be an advocate for the owner and the project. This can help maintain design integrity and quality. While the contractor may be concerned with schedule and budget, the Architect can help make sure things are done right and the owner gets what they paid for. Most people are not familiar with the construction process and do not know if something is correct or appropriate while the building is being built; the Architect looking out for the owners best interest. |
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Offset Condition Architecture and Design www.offsetcondition.com |
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