In our first post of this series, we covered pre-design and schematic design. The second post detailed design development and construction Documents.
The final stages encompass key elements of a successful build-design project. AplosGroup Architects is always closely involved with these last two phases. We are your advocate from the beginning to the end.
Bidding Negotiations
If you don’t know of a contractor or have not worked with one who has completed a project of the current scale you are presenting, your architect will be able to introduce you to contractors who can bid on the project, based on the details contained in the construction documents.
Your architect’s role here is to assist and facilitate the bidding process. They will be with you when you do the initial walk-throughs and respond to questions a contractor may have on technical points. A contractor may also request further clarity regarding a particular drawing, that your architect can then provide. If you are getting a range of bids from various contractors, your architect will assist you in evaluating a contractor’s qualifications.
Your architect may suggest that a general contractor be brought into the project during the Construction Documents development stage. Market fluctuation and availability of materials and supplies can have a surprising impact on budget line items. This has been especially true during COVID, when the cost of certain building materials quickly skyrocketed. Your architect can’t guarantee budget line items, and neither can a general contractor, but the contractor is in a much better position to provide a more accurate cost estimate. Based on the cost estimate from the contractor, you may need to call upon your architect to revise your plans to stay within your original budget.
Construction Administration
Why use your architect during this last phase?
Architects act as your advocate. Using the specifications and construction documents, they will ensure that the design takes shape accurately. Often, questions need to be answered as a project progresses. Your architect will facilitate communications effectively and help resolve problems. This does not require an inordinate amount of time on-site. Periodic monitoring of progress, to ensure the project is on schedule and availability to discuss the need for any change orders, if they arise can be facilitated effectively.
When the construction phase is complete, your architect will create a punch list – a list of the tasks that need to be completed before the job is finalized. Once the last item on the list is completed, the architect will conduct their final walk-through. The punch list would have been prepared earlier on, detailing any and all minor or major items that need to be completed in order for the sign-off on work to happen. During your architect’s final inspection, any punch list items not addressed will be noted and will delay project completion and payments. If all items were addressed, your project will be officially complete.
You may have more questions about the timing of each design-build phase, or how an architect can help you bring your dreams to reality. Contact us today to schedule a consultation.