Standard Services

If you’ve worked on multiple architecture projects, you’ve probably noticed how different phases feel worlds apart. One day, you’re in Schematic Design (SD) dreaming up the big picture, and before you know it, you're knee-deep in Construction Administration (CA), handling RFIs and change orders.

Many people—owners, developers, even some architects—don’t always experience the entire process from start to finish. This often leads to knowledge gaps, misaligned expectations, and costly mistakes. So, let’s break down the five architectural project phases in full detail, covering everything—from CSI divisions to contract forms like G701 and G702.

(Note: Information is to the best of my knowledge—always verify sources.)

Phase 1: Schematic Design (SD) – Where It All Begins

This is the vision phase. The client comes with a site, a budget, and an idea—sometimes detailed, sometimes vague. Our job? Translate that into a preliminary design.

Key Deliverables in SD:

1️⃣ Scope of Work – Defines project goals, size, function, and materials. This is often organized using CSI (Construction Specifications Institute) divisions:

  • Division 01: General Requirements

  • Division 02: Existing Conditions

  • Division 03-14: Architectural & Structural Elements

  • Division 15-23: Mechanical, Electrical, Plumbing

  • Division 24-33: Site & Infrastructure

2️⃣ Project Schedule – A rough Gantt chart estimating key milestones.

3️⃣ Statement of Probable Cost – A unit-cost estimate, factoring in:

  • Escalation percentage (inflation over time)

  • Design contingency (to cover future design refinements)

  • Bidding & construction contingencies (market fluctuations)

Once the owner approves SD, we refine the design further in Design Development (DD).

Phase 2: Design Development (DD) – Refining the Vision

Here, SD sketches evolve into technical plans. Consultants join in:
✅ Structural
✅ Mechanical
✅ Electrical
✅ Plumbing
✅ Sprinklers

At this stage, we conduct zoning code reviews and sometimes bring in estimators for more accurate cost projections. If all goes well, we move into Construction Documents (CD)—the most detailed and time-intensive phase.

Phase 3: Construction Documents (CD) – The Blueprint Bible

CDs are the foundation of the construction process. This phase consists of two major components:

/ Working Drawings (Graphic Set)

This is the "cartoon set" that communicates the design intent:
📌 Architectural (A)
📌 Structural (S)
📌 Mechanical (M)
📌 Electrical (E)
📌 Plumbing (P)
📌 Fire Protection (FP)

/ Project Manual (Text Set)

This contract-bound document is just as critical as drawings. If the project method is Design-Bid-Build, then it has 11 sections:

  1. Bidding Requirements (Instructions, Forms, Bid Bonds)

  2. Contract Forms (AIA Agreements)

  3. General & Supplementary Conditions (AIA A201 - General Conditions)

  4. List of Drawings

  5. Geotechnical Report (Soil Conditions)

  6. Environmental Reports (Hazmat, Sustainability)

  7. Insurance & Bonding Requirements

  8. Alternates (Potential Upgrades/Substitutions)

  9. Allowances (Budgeted Items Not Yet Finalized)

  10. Unit Prices (Per-SF/Per-Item Pricing)

  11. Technical Specifications (CSI Divisions 01-33)

Technical Specifications (CSI Format)

These can be Prescriptive (e.g., Apply two coats of paint) or Performance-Based (e.g., Finish must be uniform and durable).

Once CDs are finalized, the project is issued for bidding.

Phase 4: Bidding – The Selection Process

If the project isn’t design-build, contractors bid for the job. The lowest bid isn’t always chosen—owners consider:
📌 Cost Breakdown
📌 Schedule
📌 Reputation

Bid Phase Deliverables

1️⃣ Bid Addenda – Clarifications or changes to CD issued before bid submission.
2️⃣ Bid Analysis – Reviewing contractor proposals.
3️⃣ Contract Award – Owner signs a contract, and we head into Construction Administration (CA).

Phase 5: Construction Administration (CA) – Bringing the Design to Life

In CA, the Architect shifts from Designer to Observer. We don’t dictate how the contractor builds, but we ensure it aligns with the CDs.

Key CA Responsibilities:

✅ Submittal Reviews – Checking shop drawings, material samples, and schedules.
✅ RFIs (Requests for Information) – Answering contractor queries.
✅ Change Orders (COs) – Managing project changes.
✅ Site Visits & Reports – Documenting progress.

Contract Forms Used in CA

📌 G701 - Change Order – When project scope, cost, or schedule changes.
📌 G702 - Payment Application (Req.) – Contractor’s request for payment.
📌 G703 - Continuation Sheet – Breaks down the schedule of values.

Requisition for Payment (Req.)

A Req. consists of:
1️⃣ Requisition Certificate – A cover sheet summarizing the request.
2️⃣ Continuation Sheet (G703) – A breakdown of percentage completed per trade.

Close-Out Phase

1️⃣ Substantial Completion – Marked by a Punch List (remaining fixes).
2️⃣ Final Completion – Includes Close-Out Documents:

  • As-Built Drawings

  • Warranties

  • Guarantees

  • Lien Waivers

And with that, the project is complete. The architect steps away, the contractor hands over the keys, and the owner moves in.

Final Thoughts

Architectural phasing is not just a linear process—it’s a loop of design, revisions, and collaboration. Forgetting past phases can lead to cost overruns, scheduling nightmares, and disputes.

So, whether you’re sketching in SD or closing out in CA, always track:
✅ Scope
✅ Schedule
✅ Cost
✅ Communication

Get those right, and your projects will stay on time, on budget, and built to last.

Now, who’s ready for the next one? 🚀