Similarly, if you are building a restaurant, this may be when you can open the business, even if some work remains to be done. For example, if you are having a house built, this would be when you could move in, even though there may be some items that still need to be completed. The architect will also determine when the project has reached substantial completion, which is when the project is sufficiently complete to be used for its intended purpose.

The architect will also review the contractor’s payment requests to be sure they are accurate, as well as approving contractor’s requests for changes in the work and any adjustments to time or cost. The architect reviews shop drawings, answers contractor questions, and performs site inspections to make sure that the construction complies with the requirements of the drawings. In the AIA standard form owner/architect agreements, the architect will review bids from contractors, make recommendations, and assist with preparing the owner/contractor agreement. Many people think that all an architect does is develop the design, but, in the design-bid-build method, the architect often assists the owner with obtaining a contractor, as well as providing administration and oversight during the construction phase. For a less complex project, there may be a more abbreviated design process. Using this method, you will have the opportunity to review the drawings at several stages and provide your input into the design. Finally, when you have agreed upon the design drawings, the architect will prepare construction drawings that include the details that the contractor needs to construct the project. If you agree with these preliminary drawings, the architect will then develop a more detailed design. The design process will go through several phases, depending on the complexity of the project.įor a high-end custom residential project, for instance, there will likely be a schematic design phase, which would be a set of drawings that capture your basic requirements for the project, such as a two-level four-bedroom house with a finished basement. Typically, you will retain the architect first to develop the design and then retain the contractor for the construction of the project. If you use the design-bid-build delivery method, you will have separate agreements with an architect and a contractor. This article provides a basic overview of the design-bid-build and design-build delivery methods.

There are other delivery methods used in construction (such as construction management or integrated project delivery), but those are generally used for more complex projects.

If you are an owner interested in a small commercial project or a residential construction project, you’ll want to know the basics of the design-bid-build and design-build delivery methods in order to decide which is the best choice for you.

Design build construction process