Working with an Architect

Phillips Sekanick Architects | psa design studio

Owners or prospective clients need answers.  At Phillips Sekanick Architects, we strive to provide you with answers and design solutions that meet your needs. Below is a list of common questions that architects are often asked when meeting with a new client.

How much does it cost to hire an architect?

The simple answer is that it varies significantly based on the size of the building, the use of the building, whether the building is a new structure or a renovation, and what type of delivery method will be used.  These, along with other factors, such as level of finish and budget, are used to develop a fee.

In order to develop a proposal, an architect needs to know your budget and the types of spaces that you need included within your space.  Once there is a clear understanding of the scope, the architect can then develop a proposal unique to your needs.

What is a percentage of construction?

When an architect talks about a percentage of construction, it usually refers to one method of determining fees.   Because building types (retail, office, medical, etc.) share similarities, architects can estimate the fees needed based on experience.  Based on the client's specific needs, the architect can then provide a fee associated with that building type.

Some say that architectural fees range between 7% and 10% of the cost of construction.  While that may be true in some instances, that fee range might be high or low depending on the project type.  Hospital renovations might be much higher.  Designs for new standalone prototype hotels or retail facilities might be lower.  Each project is unique, and the architects' experience guides them when they develop their proposal for services.

How Long does it take to design a building?

It depends on the building type and on whether you, the owner, know what you want built.  Sometimes, programming takes a long time because there are many needs, and those needs must be matched to a budget.  For simple buildings, services can be provided in as little as a few months or less.  For more complex structures, the design and planning can take a year or more.

What are the phases of design?

The architect's basic services generally consist of the following phases of service:

Pre-design

Prior to design phase, the architect will contact local authorities haveing jurisdiction requirted to approve the Construction Documents for the project.  The architect will coordinate desgin requirements imposed by those authorities and associated timelines for review and approval with the client.

Schematic Design
  • The architect will provide an evaluation of the client-provided program, schedule, budget, project site, and delivery method and notify the client of concerns or inconsistencies.
  • Upon the client's approval of the program, budget, project site, and delivery method, the architect will prepare applicable preliminary site plans, floor plans, elevations, sections, and perspectives and submit them for the client approval.
  • The architect will provide a general statement of probable costs based on the proposed schematic design.
  • Client approval shall be provided prior to the advancement fo the project to the next project phase.
Design Development
  • The architect will develop the schematic design to further coordiante and include the plans, sections, elevations, typical details, diagrammatic systems plan, including size and characteristics of structural elements and electrical systems.
  • The architect will outline specifications and identify proposed materials.
  • The architect will update the statment of probable cost and advise the client of any adjustments that may be required.
  • Client approval shall be provided prior to the advancement of the project to the next project phase.
Construction Documents
  • The architect advances the developed design to a level of detail necessary for pricing, construction, and submission the appropriate government authorities.
  • The architect with the client to develop procurement information that describes the time, location, and conditions of bidding, referred to as Front-End Specifications.
Permitting
  • The architect will assist the client with the submission of the construction documents to the government agencies responsible to review and approval.
  • The architect will work with the government agencies to address items of non-compliance related issues through necessary revisions and provide necessary response letters.
PROCUREMENT
  • The architect will assist the client in establishing a list of prospective contractors, and obtain either competitive bids or negotiated proposals, determining the successful bidder or proposal, and preparing construction contracts.
  • The architect will assist the client in the distribtuion of documents, organize and conduct pre-bid meetings, prepare responses to requests for information, organize and conduct a bid opening, and document and distribute bid results. For negotiated fees, the architect will participate in negotiations and document results.
CONSTRUCTION ADMINISTRATION
  • The architect will provide administration of the contract between the client and the contractor
  • The architect will act on behalf of the client and advise and consult with the client during construction and shall have the authority to act on behalf of the client only to the extent agreed upon by both parties.
  • The architect will evaluate the work through site observations and contractor-provided progress reports and photographs.  The architect will not be required to make continuous or exhaustive on-site observations without compensation.  The architect will keep the owner reasonably informed of the progress and quality of the work.
  • The architect will, when necessary, reject work that does not conform to the contract documents.
  • The architect will maintain reports of known deviations from the contract documents.
  • The architect will review, certify, and maintain records of payment applications.
  • The architect will review and maintain records of submittals.
  • The architect will prepare, issue, and maintain records of change orders and change direcctives for client approval.
  • Upon completion, the architect will visit the site to determine substantial and final completion dates, issue a certificat of substantial completion, recieve and submit the Operation and Maintenance Manual provided by the contractor, and issue a certificate of final payment to the contractor.

Are you a member of the AIA?

Yes! Phillips Sekanick Architects is a strong supporter of the American Institute of Architects and believes that the AIA helps provide consistency and clarity within the profession. All of our team members who are eligible to be part of the AIA are members.  Phillips Sekanick Architects encourages team member participation and the firm meets and supports the goals of the organizations.  The AIA is the largest professional association of architects in the country and represents more than 60% of all practicing architects.

Firm Services and project Experience

Phillips Sekanick Architects | psa design studio

Phillips Sekanick Archtects, with staff registered in 22 states, provides comprehensive design services throughout Ohio and the eastern half of the country.  With an extensive portfolio of commercial, residential, institutional, corporate, educational, and healthcare projects, the firm is capable of meeting your design needs.  The highly experienced staff have developed a reputation for going above and beyond to address client needs.  From small-scale additions to large, complex commercial and institutional projects, Phillips Sekanick Architects has a history of proven success  and leadership in design and construction industry.

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