Architect completes final AutoCAD drawings:

1.       Drawings and documents for the Owner to file with the regulatory Agencies (Building Department, Zoning, etc.) to obtain the necessary permits for construction, and

2.       Construction Documents: final package of design drawings and specifications and, if required, materials list for the project. The Construction Documents describe the work that the Contractor agrees to carry out for the sum requested on his or her bid. On the Construction Documents the Owner can list any personal priority or clause to be respected by the Contractor. The Owner should expect to pay extra for any work not described in the Construction Documents.

Architect coordinates structural calculations

Structural calculations, soil borings, abatement of asbestos-containing materials and other Consultant services are synchronized with an Engineer or Specialist, to be contracted separately.

Architect or Owner files drawings at the building department

If preferred, the Architect can fill out the forms and file the project with regulatory agencies and, if necessary, represent the Client at meetings with the regulatory agencies.

PHASE 3: Bidding to contractors and Construction Observation

Architect distributes contract documents to General Contractors

The architect distributes Contract Documents to the General Contractors (G.C.) invited to bid by the Owner. The Architect can also attend Pre-Bid Meetings with the G.C. at the site to explain the scope of work and answer questions.

Client selects and awards construction work to General Contractor

The Architect can help in the selection of the bid proposals preparing a spreadsheet for bid comparison. The Architect can help in negotiating bid proposals.

Contractor performs the construction work

The Client and the Contractor stipulate a contract for the construction. For considerable sums, the advice of a lawyer is recommended.

Architect conducts observation and reviews expenditures.

The architect meets with the selected General Contractor for scheduling and coordination.

Once the construction has started, the Architect makes visits the job site to observe if the General Contractor (G.C.) is installing the work in accordance with the Contract Documents. The number of inspections could be increased or decreased depending on the progression of the work, the G.C.’s payment claims and the weather.

This phase includes:

- Observation and evaluation of the ongoing work during the demolition and the construction to final completion.

- Design and problem solving of design special existing conditions which are identifiable only after demolition has started.

- Helping to schedule the Building Department Inspectors visits, at the specific stage of the job.

- Meetings at the site with the G.C. and Owner, if required.

- Reviewing the G.C.’s requests for payment.

- Reviewing samples, product data literature, shop drawings provided by the G.C.

- Preparing Change Orders forms and submitting them to the Owner for approval.

- Provide a punch list of items, which require corrective work or completion.

- Apply for a Certificate of Completion at the Building Department. This service is not offered by the Architect if the Construction Observation is carried out by others.