The 6 Phases of Architectural Design Process Explained

The complexity of transforming two-dimensional drawings into physical, livable spaces is no surprise to anyone. From the conceptualization down to the construction process, architects are responsible for turning a client’s once dream home, or building for that matter, into a reality. Such methods are collectively known as the architectural design process.

Defining The Architectural Design Process

To bring order to this otherwise daunting task, the American Institute of Architects (AIA) identifies five standard phases of the architectural design process which are now commonly used throughout the industry. These include the Schematic Design Phase, Design Development Phase, Contract Documents Phase, Bidding Phase, and Contract Administration Phase. However, a Pre-design Scheme must be conducted before diving right into the mentioned five phases. Overall, there are six phases that the architectural design process must go through in order for a project to be successful.

Generally, all of these phases are sequential and must be completed before moving forward to the next process. With this in mind, a project’s time frame for each phase will depend on its complexity.

1. Pre-design Phase Of The Architectural Design Process

Deliverables: Program, Land/Property Survey, Zoning Analysis, Existing Condition Report 

Duration: Typically around 2 to 4 weeks pending on the complexity of the project

Given that the majority of this process revolves around research and surveys, the pre-design phase is not included in the architectural design process; rather a prerequisite for the latter. During this phase, an architect must be well-versed in two key study areas in order to effectively lay the project’s design foundation. These are the client’s goals and the site.

During the pre-design stage of the architectural design process, the architect must learn every client’s information relevant to the project. These include, but are not limited to, lifestyle, personality, needs, present and projected spatial requirements, and preferences on how these spaces can be used and organized. All information will then be compiled into a “Program” where the proposed rooms and spaces for the project are identified, along with their corresponding features, sizes, proximities, and orientation.

The other half of the pre-design stage is the site analysis, where background research is done to identify the site relationship between its surrounding vicinity, environmental and social conditions, and pertinent civic regulations. A land/property survey accomplished by a licensed land surveyor is also required for this phase.

2. Schematic Design Phase

Deliverables: Preliminary Plans and Exterior Form Concept 

Duration: Typically around 4 to 8 weeks pending on the complexity of the project

The schematic design phase accounts for 15% of the architect’s work, and likewise his compensation for the entire project. The main goal of this phase in the architectural design process is to develop a basic design, shape, and size of the project concerning the precedent research and analysis done during the pre-design phase. To further identify the project’s overall “look and feel,” both parties involved must explore different design concepts, to which the client is expected to consistently provide feedbacks until the architect comes up with a preliminary design. While deliverables include the project’s size, location, and spatial relationship visualized through a schematic floor plan, specifics like details and materials shall come later.

Since this phase involves immense creative thinking and brainstorming, architects are expected to do a lot of sketching, client meetings, and design conceptualizations – albeit ensuring not to go into much detail. Most of the time, the design will not include details such as what materials will be used, so if you receive sketches or renderings, keep in mind that what they show isn’t necessarily final. Nevertheless, the schematic design is typically considered as the fun part for clients.

Once the client receives and approves the preliminary drawings provided by the architect, they may now proceed to the design development phase.

3. Design Development Phase Architectural Design Process

Deliverables: Refined Drawing Sets, 3D model, and Identifying Initial Specifications 

Duration: Typically around 8 to 12 weeks pending on the complexity of the project

Now that the architect and the client have agreed on a design approach, it’s time to delve into the realistic aspects of how the preliminary design may be more feasible in terms of budget and construction. This stage in the architectural design process is where 20% of an architect’s compensation and workload comes into consideration.

The architect’s main role is to revise and supply more drawings with more detail and specificity based on the approved schematic floor plan and exterior concept. As the layout of the project’s indoor and outdoor spaces develops, it is highly likely that building form adjustments will be done to accommodate window and door placements, engineering systems, and some initial product selections.

A more thoroughly developed exterior, interior, and spatial layouts are expected by the end of this phase. At this particular phase of the architectural design process, the clients usually feel the project slowly becoming a reality and picture themselves in the new space. With all of the drawings in hand, the architect and client may begin looking for qualified contractors to provide preliminary cost estimates, which is one of the primary objectives of the following steps.

4. Construction Documents Phase

Deliverables: Construction Drawings, Details, Analysis, and Technical Specifications 

Duration: Typically around 8 to 12 weeks pending on the complexity of the project

The Construction Documents Phase is known to have the heaviest workload among the architect. With all the details, engineering coordination, and dimensions to consider, it typically consists of 40% of both his work and compensation.

During this phase of the architectural design process, all drawings created during the design development phase are translated into a thorough and precise set of construction documents necessary to legibly communicate the project’s design intent to the builder. This is where cost estimates, specifications, materials, finishes, fixtures, appliance and equipment installations, and building connections are visually translated along with their corresponding notes, details, and dimensions.

Allied professionals like engineers and consultants shall also be summoned to provide technical drawings and recommendations concerning the project’s mechanical, electrical, plumbing, and fire safety (MEPFS) systems, including coordination with specialty consultants for lighting, facade, interior designer, landscape architecture, among others.

Upon completion of all technical drawings, the architect shall produce multiple Architectural and Engineering design sets including a filing set for approval from the Office of the Building Official. With all of the work scope required in this phase of the architectural design process, some clients may be surprised at how time-consuming it can be, emphasizing the importance of open communication between the architect and the client at this critical stage.

5. Bidding And Awarding Phase

Deliverables: Design and Specification Requirements for Bidding Invitation

Duration: Typically around 4 to 6 weeks pending on the complexity of the project

Since the architect’s primary role here is to assist the client, the bidding phase accounts for only 5% of the former’s workload and compensation. To complete this phase, a client has two options: choose from multiple bids submitted by different contractors or hire a contractor directly.

In terms of the architect’s responsibilities, he will be in charge of responding to contractor inquiries and, if necessary, supplying extra documents. Obtaining and reviewing bids, evaluating contractor qualifications, and attending interviews are all things that the architect can help the customer with.

Both architect and client may consider hiring a contractor to consult early on if you have a specific budget in mind at the start of the process. The general contractor can evaluate the conceptual design, design development, and construction drawings from the start to ensure the project stays within budget. A contractor is the only person who can guarantee a construction price. Architects and cost estimators can provide educated budgets but they cannot guarantee those actual prices.

6. Construction Administration Phase Of The Architectural Design Process

Deliverables: Field/Site Observation Reports, Inspections, Material Approval, and Punch Listing

Duration: Parallel with Construction Timeline

To level off, the architect is not primarily responsible for construction supervision, which is why construction administration accounts for just about 20% of his workload, and compensation.

The architect, on the other hand, may undertake periodic site inspections to document progress, confirm the contractor’s adherence to the specified designs, and respond to the builder’s questions. Inevitably, the architect’s regular presence is also critical in situations where decisions must be adjusted or made on the site. In such circumstances, the ability to collaborate with the contractor to resolve site concerns saves the owner unnecessary expenditures in the form of project delays and change orders.

The architect is expected to assist the client in generating a punch list before the end of this phase to ensure that all work is completed to the client’s satisfaction. A punch list, which is often attached to a certificate of substantial completion, is a document that lists work items that do not meet contract specifications. Simply put, it is a list of tasks that must be completed before a project can be considered complete. Because this is the final stage of the architectural design process, the participation of all project stakeholders will ensure a smooth building process and a high-quality outcome.

The type of contract, materials, and specifications required are frequently determined by the type of project. However, regardless of the complexity of the building being built, it is critical to have a basic understanding of construction types and how to work with a construction contractor team.

Architectural Design Process From Concept To Completion

The combined efforts of the client, architect, and design teams involved undoubtedly make building a project a complex task. By breaking down the architectural design process into the five concrete stages mentioned above, a project is transformed from a client’s dream to an architect’s concept, and finally into a built reality.

Stories   Portfolio   Careers   About   Contact