Schematic Design

The Architect first reviews the program furnished by the Owner to ascertain the requirements of the Project and arrives at a mutual understanding of the requirements with the Owner. Then the Architect provides a preliminary evaluation of the Owner's program, schedule and construction budget requirements.

The Architect then reviews with the Owner alternative approaches to design and construction of the Project.

Based on the mutually agreed-upon program, schedule and construction budget requirements, the Architect then prepares, for approval by the Owner, Schematic Design Documents consisting of drawings and other documents illustrating the scale and relationship of project components. In addition, the Architect submits to the Owner a preliminary estimate of Construction Cost based on current area, volume or other unit costs.

Design Development

On the basis of the approved Schematic Design Documents and any adjustments authorized by the Owner in the program, schedule or construction budget, the Architect prepares, for approval by the Owner, 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 any other appropriate elements. In addition, the Architect advises the Owner of any adjustments to the preliminary estimate of Construction Cost.

Construction Documents

Based on the approved Design Development Documents and any further adjustments in the scope or quality of the Project or in the construction budget authorized by the Owner, the Architect then prepares, for approval by the Owner, Construction Documents consisting of Drawings and Specifications describing in detail the requirements for the construction of the Project.

The Architect assists the Owner in the preparation of the necessary bidding information, bidding forms, the Conditions of the Contract, and the form of Agreement between the Owner and Contractor. In addition, the Architect advises the Owner of any adjustments to previous preliminary estimates of Construction Cost indicated by changes in requirements or general market conditions.

The Architect then assists the Owner in connection with the Owner's responsibility for filing documents required for the approval of governmental authorities having jurisdiction over the Project.

Bidding or Negotiation

The Architect, following the Owner's approval of the Construction Documents and of the latest preliminary estimate of Construction Cost, assists the Owner in obtaining bids or negotiated proposals and assists in awarding and preparing contracts for construction.

Construction Administration

The Architect visits the site at intervals appropriate to the stage of construction or as otherwise agreed by the Owner and Architect to become generally familiar with the progress and quality of the Work completed and to determine in general if the Work is being performed in a manner indicating that the Work when completed will be in accordance with the Contract Documents. On the basis of on-site observations, the Architect keeps the Owner informed of the progress and quality of the Work, and endeavors to guard the Owner against defects and deficiencies in the Work.

Based on the Architect's observations and evaluations of the Contractor's Applications for Payment, the Architect reviews and certifies the amounts due the Contractor.

The Architect's certification for payment constitutes a representation to the Owner, based on the Architect's observations at the site and on the data comprising the Contractor's Application for Payment, that the Work has progressed to the point indicated and that, to the best of the Architect's knowledge, information and belief, quality of the Work is in accordance with the Contract Documents. The issuance of a Certificate for Payment constitutes a representation that the Contractor is entitled to payment in the amount certified.

The Architect has authority to reject Work that does not conform to the Contract Documents.

The Architect reviews and approves or takes other appropriate action upon Contractor's submittals such as Shop Drawings, Product Data and Samples, but only for the limited purpose of checking for conformance with information given and the design concept expressed in the Contract Documents.

The Architect prepares Change Orders and Construction Change Directives, with supporting documentation and data if deemed necessary by the Architect, for the Owner's approval and execution in accordance with the Contract Documents, and may authorize minor changes in the Work not involving an adjustment in the Contract Sum or an extension of the Contract Time which are not inconsistent with the intent of the Contract Documents.

The Architect conducts inspections to determine the date or dates of Substantial Completion and the date of final completion, receives and forwards to the Owner for the Owner's review and records written warranties and related documents required by the Contract Documents and assembled by the Contractor, and issues a final Certificate for Payment upon compliance with the requirements of the Contract Documents.


The Program describes the Owner's objectives, schedule, constraints and criteria, including space requirements and relationships, flexibility, expandability, special equipment, systems and site requirements.

Search Website for:


Copyright © 1995-2006 Frederick Clifford Gibson Architect & Associates
San Francisco, California - USA