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 are answers to the questions clients commonly ask about architects, fees, design, construction, timelines, and the process of turning an idea into a successful project.
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.
Why should I hire Phillips Sekanick Architects for architecture or interior design?
Phillips Sekanick Architects combines more than 110 years of architectural experience with direct principal involvement, technical expertise, and personalized service. Founded in Warren, Ohio in 1916, the firm provides architecture, interior design, planning, renovation, adaptive reuse, historic preservation, and construction-phase services throughout Warren, Youngstown, the Mahoning Valley, Northeast Ohio, and the eastern United States.
The firm’s professional team includes registered architects, NCARB-certified professionals, NCIDQ-qualified interior design expertise, building-code knowledge, BIM capabilities, and nationally recognized professional leadership. Architecture and interior design are coordinated as one integrated process, helping clients align planning, aesthetics, functionality, code requirements, materials, and construction.
Phillips Sekanick Architects includes staff registered in 22 states, has completed more than 750 commissions since 2015, and has designed more than 500 food service & hospitality projects in the last 20 years. Its experience includes restaurant and hospitality, commercial and corporate, healthcare and medical, educational and career-technical, public and civic, retail and mixed-use, industrial, renovation, historic preservation, and adaptive-reuse projects.
For clients seeking an architect or interior designer in Warren, Youngstown, Northeast Ohio, or for projects throughout the eastern United States, Phillips Sekanick Architects offers a proven combination of design creativity, technical knowledge, regional experience, multi-state capability, and responsive professional service.
What is a percentage-of-construction fee?
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.
Architectural fees vary considerably depending on building type, project complexity, renovation conditions, consultant requirements, delivery method, schedule, and the services requested. Phillips Sekanick Architects develops each proposal around the specific scope and needs of the project rather than relying on a single standard percentage.
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.
How do I get started with Phillips Sekanick Architects?
The best way to start is with a conversation about your project, goals, location, schedule, and budget. You do not need to have a complete building program or design before contacting Phillips Sekanick Architects. Our architects and interior designers can help define the project, identify important questions, evaluate potential challenges, and determine the professional services needed to move forward. Whether you are considering new construction, an addition, renovation, adaptive reuse, interior improvements, or a potential development site, early discussion can help establish a clear and practical path forward.
Can Phillips Sekanick Architects help determine if my project is feasible before I begin design?
Yes. Phillips Sekanick Architects provides feasibility studies, site analysis and selection, existing-building assessments, programming, preliminary planning, project costing, zoning and code review, and master planning. Involving an architect early can help determine whether a proposed site, existing building, renovation, addition, or development can reasonably accommodate your goals before major financial commitments are made. Early planning can also identify regulatory, building-code, site, accessibility, budget, and scheduling issues that may influence the project.
What are the phases of design?
The architect's basic services generally consist of the following phases of service:
Pre-design
- Prior to the design phase, the architect will contact the local authorities having jurisdiction that are responsible for approving the Construction Documents for the project.
- The architect will coordinate design requirements imposed by those authorities, along with 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 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 of the project to the next project phase.
Design Development
- The architect will further develop and coordinate the schematic design, including plans, sections, elevations, typical details, and diagrammatic systems plans, including the size and characteristics of structural elements and electrical systems.
- The architect will outline specifications and identify proposed materials.
- The architect will update the statement 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 to the appropriate government authorities.
- The architect will work 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 for review and approval.
- The architect will work with the government agencies to address 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, obtaining either competitive bids or negotiated proposals, determining the successful bidder or proposal, and preparing construction contracts.
- The architect will assist the client in the distribution 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 administer 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 directives for client approval.
- Upon completion, the architect will visit the site to determine substantial and final completion dates, issue a certificate of substantial completion, receive 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 actively supports the goals and programs of the organization. The AIA is the largest professional association of architects in the United States.
Does Phillips Sekanick Architects provide both architecture and interior design?
Yes. Phillips Sekanick Architects provides both architectural and interior design services, allowing the building and its interior environment to be developed as a coordinated design solution. Services can include architectural design, programming, space planning, interior design, finishes selection and coordination, construction documents, project administration, renovation, and construction assistance. Integrating architecture and interior design can improve coordination among space planning, materials, finishes, building systems, function, and the overall experience of the completed project.
What does an architect do during construction?
During construction, an architect helps administer the construction contract, reviews the contractor’s work for general conformance with the drawings and specifications, responds to questions, reviews submittals and shop drawings, evaluates payment applications, and prepares or reviews changes to the work. The architect also visits the site at appropriate intervals, keeps the owner informed of progress, helps resolve design or coordination issues, and assists with determining substantial and final completion. While the contractor is responsible for construction means, methods, sequencing, and jobsite safety, the architect remains an important advocate for the owner and helps protect the design intent and quality of the completed project.
What types of projects does Phillips Sekanick Architects specialize in?
Phillips Sekanick Architects has extensive experience in restaurant and hospitality, commercial and corporate workplace, retail and mixed-use, healthcare and medical, educational and career-technical, public and civic, automotive, industrial, renovation, adaptive reuse, and historic preservation projects. Founded in Warren, Ohio in 1916, the firm works throughout Northeast Ohio and across a multi-state practice. Phillips Sekanick Architects has completed more than 500 food service and hospitality projects during the last 20 years and more than 750 commissions since 2015, providing clients with both specialized market knowledge and broad architectural experience.
How do I choose the right architect?
Choosing the right architect should consider more than design style alone. Look for a firm with relevant experience in your type of project, a clear understanding of your goals and budget, strong communication skills, and a proven ability to manage design, approvals, consultants, and construction. Ask who will actually work on your project, how the firm approaches problem-solving, and how it manages cost and schedule. Professional credentials, references, completed projects, knowledge of local codes and permitting, and the ability to work collaboratively with owners and contractors are also important. The best fit is an architect who understands your priorities and can translate them into a practical, well-designed, and buildable solution.
What information should I have before contacting Phillips Sekanick Architects about a project?
You do not need to have every project detail determined before contacting Phillips Sekanick Architects. Helpful information may include the project location, whether you own or are considering purchasing the property, the proposed building or renovation type, approximate space needs, anticipated budget, desired schedule, and any operational or design goals you have already identified. If some of these items are unknown, our team can help evaluate them during early planning. Starting the conversation early often allows the architect to provide greater value before important site, budget, or construction decisions are made.
What is the difference between an architect and a contractor?
An architect and a contractor have different but complementary responsibilities. The architect works with the owner to plan and design the project, develop construction documents, coordinate engineering consultants, address building codes and approvals, and help administer the construction contract. The contractor is responsible for constructing the project in accordance with those documents, including labor, materials, subcontractors, scheduling, construction methods, and jobsite operations. In simple terms, the architect helps define what is to be built and how it should perform, while the contractor determines how the work will be constructed and manages the actual construction process.
Does an architect handle permitting?
Yes. An architect will typically assist the owner with the permitting process by preparing the drawings and documents required for submission, coordinating applicable building-code and zoning requirements, and communicating with the authorities having jurisdiction. Depending on the project and local requirements, the architect may submit the permit documents on the owner’s behalf, respond to plan-review comments, revise drawings as necessary, and help resolve code or permitting issues that arise during review. While the owner is ultimately responsible for obtaining required approvals and paying permit fees, the architect plays an important role in helping move the project efficiently through the permitting process.
When should I hire an architect?
You should consider hiring an architect as early as possible—ideally before major decisions are made about a site, building purchase, renovation, budget, or construction approach. Early involvement allows the architect to help evaluate project feasibility, identify zoning and building-code issues, develop realistic space needs, coordinate consultants, and align the design with your budget and schedule before costly commitments are made. An architect is especially valuable for new construction, additions, significant renovations, changes in building use, complex commercial or institutional projects, and projects requiring permitting or coordination with multiple agencies. Involving the architect early can reduce surprises, improve decision-making, and help establish a clear path from initial concept through construction.
Firm Services and Project Experience
Phillips Sekanick Architects | psa design studio
Phillips Sekanick Architects, 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 firm’s highly experienced staff has 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 the design and construction industry