Stages of Design
Architectural services are typically broken down into a series of stages. The summary below provides a general overview of each stage. Please refer to the agreement for architects’ services to see which stages are included for your Project.
Stage 1: Project Establishment
The project is formally initiated. A signed agreement between the Client and Architect is in place. Research is completed, and relevant information about the site, project scope, and client needs is collected to guide the following stages.
Stage 2: Concept Design
The Client's requirements are translated into an initial concept that captures the overall intent and key functions of the project. This concept is prepared within the general planning constraints and regulatory requirements that apply to the site.
At this stage, a Quantity Surveyor can prepare an initial Rough Order of Cost.
Stage 3: Preliminary Design
The chosen concept is developed further, refining space layouts, sizes, and relationships between areas. The input of consultants is integrated, and updates to the Client's brief are considered to ensure the design reflects their needs, budget, and priorities.
By the end of this stage, the design should be clearly defined, allowing a Quantity Surveyor to prepare a Preliminary Cost Estimate and, if required, lodge a resource consent application.
Stage 4: Developed Design
The approved preliminary design is taken to a more detailed level, with drawings and outline specifications that identify structural systems, building services, materials, finishes, and area schedules.
An Elemental Estimate of Cost can be prepared at this stage, and any resource consent applications (if required) can be submitted.
Stage 5: Detailed Design & Documentation
The developed design is refined into a set of detailed drawings and specifications. These documents are used to apply for building consent, as well as for tendering and negotiating a construction contract.
A Pre-Tender Estimate and schedule of quantities may be prepared by a Quantity Surveyor.
Stage 6: Contractor Procurement
Tender documentation is issued to prospective contractors, and submissions are received, reviewed, and negotiated. A preferred contractor is selected, and contract documents are finalised for signing by the Client and Contractor.
Stage 7a: Contract Administration
Construction proceeds through to Practical Completion, allowing the Client to occupy the building. Administration services involve managing the contract between the Client and Contractor, which may include assessing payment claims, reviewing extension-of-time requests, issuing Practical Completion, and managing the defects liability process.
Stage 7b: Observation
Site observation involves monitoring construction to ensure it aligns with the design, specifications, and performance requirements. This includes site visits and review of contractor documentation. Observation and administration typically conclude with certification of Practical Completion and inspection of defects. The Architect is not responsible for the contractor’s methods, safety, or any failure to meet contractual obligations. Depending on the project, Contract Administration and Observation may be carried out by the Architect or another Separate Consultant. If the Architect is not engaged for this service, they will not visit the site during construction.