ARCHITECTURE DIRECT

SERVICES OFFERED

-OR-

HOW WE WORK

3. CONTRACT DRAWINGS, SPECIFICATIONS, AND CONTRACTS

4. CONSTRUCTION, OCCUPANCY, AND GUARANTEE PERIOD

PLANNING AND PRE DESIGN PROCESS

- Now is the time to ‘BRAINSTORM' and DREAM.
-Help Client VISUALIZE and describe their ideal project, then find the comprise to allow that to happen.
- SITE VISITS- Survey natural features, topography, views or vistas, where does the sun come up, etc.
-Determine basic PROGRAM REQUIREMENTS AND BUDGET.
- SITE CO-ORDINATION- Prepare Request for Proposals from Surveyors, discuss with City their plans for area.
- Work with City ZONING Officials- negotiate permit, if necessary prepare applications for needed permits and schedule meetings and hearings.
- Chose and work with GENERAL CONTRACTOR for BUDGET CONTROL.

Avoid the mistake of OVERBUILDING or missing opportunities.

DESIGN AND PROGRAM DEFINITION

- PERMITTING SERVICES include Staff Meetings, applications, Zoning Hearings and follow-up. Many issues can be mitigated by discussion and UNDERSTANDING.- SIGN CONTRACTS, proceed with design work with all Engineering Consultants, and other member's of the ARCHITECTURE DIRECT TEAM.
- SIGN CONTRACT for the ESTIMATING and consulting services of the General Contractor if chosen (Competitive Bid is also available and viable construction method).
-CREATE USER PROFILES for design options.
-Evaluate all reasonable SITE and PROGRAM OPTIONS.
- Evaluate all BUILDING OPTIONS keeping in mind Budget, Aesthetics, and Function.
- Evaluate BUILDING CONSTRUCTION OPTIONS.
- Input all DATA into electronic form using Computer Aided Design and Drafting (CADD); this has to be done very accurately for reliable use later.
- CREATION of Schematic Design Schemes to test against Owner's needs and the Budget, as well as Zoning Questions.
- PRESENTATION OF DESIGNS with computer drawings and hand sketches in color for Client's full understanding of the design. This process will be repeated as the final design ideas develop and everyone is comfortable with the program.
- STUDY MODEL or PRESENTATION MODEL if requested.
- Full discussion and research into MATERIALS for aesthetics and maintainability.
- Outline SPECIFICATIONS to assist Contractors in preparing estimates and Proposal for Contract.
- PRESENTATION OF DESIGN with General Contractor's PROPOSAL WITH GUARANTEED MAXIMUM PRICE. Owner then has option of immediate construction with the General Contractor that Architect has hired for early input, or getting other bids. General Contractor can work with open books letting the Owner direct the hiring of Sub-Contractors, assuring higher quality work and resulting in fewer headaches. A responsible Contractor makes life easier for both Owner and Architect.

Carefully consider every detail to keep within budget and achieve a great product.

CONTRACT DRAWINGS AND SPECIFICATIONS

-REVISE Program to meet the approved Guarantee Maximum Price and Program.
-DISCUSSION WITH Code Officials regarding any code issues for clear understanding ahead of time for getting permits.
-Provide COORDINATION for all parties to the design.
-Final Design Document must be converted and extended into a COMPREHENSIVE CONSTRUCTION DOCUMENT including the designs, data, and information from all the parties in the Design Process.
- Layout all ELEMENTS of project using CADD. This requires accuracy and close attention to all details.
- DRAWINGS include all other parties' input and information, Zoning and Code information, Site Plans, Building Plans including Floor, Ceiling, and Roof Plans; Sections, Elevations of the Building and Rooms, and many details of construction.
- Develop detailed SPECIFICATIONS calling out all major elements of construction with references to appropriate standards and discussing colors, textures, content, and procedures.
-Continuous conversations with GENERAL CONTRACTOR to keep project in BUDGET.
- Issue Construction Drawings and Specifications for Construction, with addendum updates to document all OWNER APPROVED CHANGES.
-Assist General Contractor in choosing and connecting VENDORS of products proposed for the construction effort.

Every detail is important here- and communication is critical for completeness and consistency.

CONSTRUCTION, OCCUPANCY, AND GUARANTEE PERIOD

- Building PERMIT SERVICE.
- CO-ORDINATION of information and schedule during construction. (General Contractor responsible for construction.)
- Preparation of weekly CONTRACT PRICE SUMMARY.
- WEEKLY PROGRESS MEETINGS discussing all changes. In running note form for signatures before changes are made, with new contract amount clearly stated and agreed to.
- Certify Progress on CONTRACTOR'S PAYMENT REQUEST (includes inventory of stored items).
- Available for QUESTIONS from Code Officials during construction. This can be crucial to the schedule and hold down expensive changes.
- Observe work to prepare ‘PUNCH LIST' of items to be finished, corrected, or re-done.
- Final review for State OCCUPANCY PERMIT.
- confirm details
- Follow the project through the GUARANTEE PERIOD.
- Provide Owner with high quality PHOTOGRAPHS.

Again, the devil is in the details. The most important thing you want in a Contractor, apart from competency, is honesty.

return to Table of Contents or click on items below:

COMMERCIAL BUILDINGS ******COMMERCIAL INTERIORS, NEEDS ASSESSMENT & SPACE PLANNING*

SITE, NEIGHBORHOOD & CITY PLANNING ***** EDUCATION AND SPORTS

*HISTORIC****** *MULTI-FAMILY****** RELIGIOUS ARCHITECTURE

*NEW HOMES********HOME ADDITIONS AND ALTERATIONS* ***** HOME RESTORATIONS AND CONVERSIONS

owner directed CONSTRUCTION MANAGEMENT***** HISTORY OF FIRM ***** CONSULTATION OFFER

Email are glad to hear from you.------

Please reply to: Gary Turpening AIA NCARB

Architecture Direct---------Lakeville, Minnesota 55044-0262 USA (952) 898-0880