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Conceptual Design Phases



This phase of works shall include the following:

A1.1 Review the program ideas of the Client to ascertain the requirements of the project and arrive at a mutual understanding of such requirements with the Client.

A1.2 Provide a preliminary evaluation of the Client’s program, schedule and construction budget requirements.

A1.3 Review with the Client alternative approaches to design and construction of the project.

A1.4 Based on the mutually agreed-upon program, schedule and construction budget requirements, prepare for approval by the Client, Schematic Design Documents consisting of preliminary drawings illustrating the project.

A1.5 Prepare and submit to the Client a preliminary estimate of Construction cost based on current area, volume or other unit costs.


Phase 2: DESIGN DEVELOPMENT PHASE (may be incorporated into the Construction Document phase)

A2.1 Based on the approved Schematic Design Documents and any adjustments authorized by the Client in the program, schedule or construction budget, prepare Design Development Documents consisting of drawings and other documents to fix and describe the size and character of the project as to architectural, structural, mechanical and electrical systems, materials and such other elements as may be appropriate.

A2.2 Advise the Client of any adjustments to the preliminary estimate of Construction Cost.



A3.1 Based on the approved Design Development Documents and/or Conceptual Design Documents and any further adjustments in the scope or quality of the project or in the construction budget authorized by the Client prepare Construction Documents consisting of Detailed Drawings and Specifications, setting forth in detail the requirements for the construction of the project. This is one of the most important steps in the overall construction project since the successful execution of the project will depend upon the quality and accuracy of your construction plans. Once you and your architect have agreed on the layout and design of the project, she or he will begin drafting the plans. You can expect a complete set of plans to comprise of a site plan, floor plans, elevations, transversal and longitude sections, roof design and drainage, structural engineering including foundation, beams and columns, and roof design, electrical design, mechanical and sanitary system design, as well as a plan that details all of the interior finishing of the construction.

A3.2 Assist the Client in the preparation of the necessary bidding information, bidding forms, the Conditions of the Contract, and the form of Agreement between the Owner and the Contractor. Bidding documents may be in the form as approved between the Client and Architect.

A3.3 Advise the Client of any adjustments to previous preliminary estimates of construction cost indicated by changes in requirements or general market conditions.

A3.4 The Architect shall assist the Client in connection with the Client’s responsibility for filing documents required for the approval of governmental authorities having jurisdiction over the project.



A4.1 The Architect, following the Client’s approval of the Construction Documents and of the latest preliminary estimate of construction cost, shall assist the Client in obtaining bids or negotiated proposals and assist in awarding and preparing contracts for construction.



A5.1 The Architect shall be engaged by the Client during the construction phase, at least in a nominal capacity to address discrepancy issues and to identify and recommend rectification measures for calculation, drawing or design errors. Alternatively, if a Consultant other than the Design Architect is engaged for the construction phase without the nominal engagement of the Design Architect as noted above, then that new Consultant shall assume those responsibilities, unless otherwise agreed between the relevant parties in writing. The Consultant responsible for the construction phase is therefore responsible to review the document to ensure that the designs are generally in accordance with relevant accepted standards.


A5.2 The Architect’s responsibility to provide Basic Services for the Construction Phase commences with the award of the Contract for Construction and terminates at the issue of the final Certificate for Payment or 60 days after the date of Substantial Completion of the Work, whichever is earlier, and unless otherwise agreed in writing.


A5.3 Duties, responsibilities and limitations of authority of the Architect shall not be restricted, modified or extended without written agreement of the Client and Architect.


A5.4 The Architect shall visit the site at intervals appropriate to the stage of construction or as otherwise agreed by the Client and Architect to become generally familiar with the progress and quality of the Work completed and to determine as far as practical if the Work is being performed in a manner indicating that the Work when completed will be in general accordance with the Contract Documents. However, the Architect shall not be required to make exhaustive or continuous on-site inspections to check the quality or quantity of every aspect of the Works. On the basis of on-site observations, the Architect shall keep the Client informed of the progress and quality of the Work, and shall endeavor to guard the Client against defects and deficiencies in the Work. More extensive site representation may be required and agreed upon base on the size and complexity of the project. Such fees may be treated as additional works.


A5.6 Based on the Architect’s observations and evaluations of the Contractor’s Applications for Payment, the Architect shall review and certify the amounts due the Contractor.


A5.7 The Architect’s certification for payment shall constitute a representation to the Client, based on the Architect’s observations at the site and on the data comprising the Contractor’s Application for Payment, that, to the best of the Architect’s knowledge, information and belief, the Work has progressed to the point indicated and the quality of work is in general accordance with the Contract Documents.


A5.8 The Architect shall prepare Change Orders and Construction Change Directives, with supporting documentation and data if deemed necessary by the Architect.

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