PROJECT TEAM AND TYPICAL ROLES IN RESIDENTIAL DESIGN + CONSTRUCTION

  • DESIGN PHASE

    The client is responsible for hiring the architect and the builder. Clients bring their ideas and needs, and they are in charge of final decisions as the design progresses, while always monitoring the budget.

    The architect remains as a guide throughout the entire process. The architect leads the design efforts and works with engineers as needed. It is preferred to hire engineers once the design is set so that their scope is clear.

    The builder acts as a consultant to provide feedback and pricing. We prefer to bring a builder onboard as early as possible in the process.

  • CDs PHASE

    The client is responsible for project financing, including hiring and providing any necessary site surveys. These may include boundaries, trees, utilities, topography and other reports, such as soil studies. Not all of these are required for every project. Think of these as required “background” studies that help establish the ground rules for your property.

    The architect is responsible for coordinating the information provided by the client and ensuring it is accurately reflected our drawings. We also work closely with structural engineers, MEP engineers (mechanical, electrical, and plumbing), and other specialists as required.

    The builder remains as a consultant to provide feedback and pricing.

  • PERMITS PHASE

    The client is responsible for applying for permits and completing the required forms. Many clients choose to hire a third-party service to assist with this process.

    The architect provides the drawing set together with the supporting documents and is responsible for responding to questions by the Jurisdiction's plan reviewers. We will issue new drawings as required by the plan reviewers. We also offer permit application services on a case-by-case basis for a separate fee.

    The builder provides the estimate that the Jurisdiction uses to calculate permit fees.

    The Jurisdiction's permit department reviews the documents and issues comments. They assess the responses and new documents provided, and ultimately, they issue the building permit to the homeowner.

  • CONSTRUCTION PHASE

    The client finalizes selections and coordinates purchases of items with the builder.

    The builder is responsible for the entirety of the construction and manages the day-to-day operations on site. Highlights of the builder’s responsibilities include: Securing remaining permits; coordinating required inspections; managing subcontractors, budget, and schedule; and project closeout.

    The architect now remains as an advisor and conducts site visits at key stages, answers questions, assists with troubleshooting, and reviews shop drawings when needed.

INTRODUCTION

Small projects often don't need consultants, and an experienced architect may be all you need. Each project and each jurisdiction is unique, which is why providing information or pricing is complex. That’s why we’ve created this guide to help. During our meeting, we can offer some rough cost estimates for the consultants you might require. However we must wait until the CDs phase begins in order to get proposals from the various required consultants.

ASSEMBLING THE TEAM

The architect can lead in assembling the team. However, there are standard conventions regarding who the client hires versus who the architect hires. Like many architects, we charge a 10% fee on top of consultant fees in order to manage their contracts and payments.

THE PRIMARY TEAM

  • The architect functions like a director of an orchestra during the design and CDs (Construction Documents) phases. We gather inputs and coordinate with various team members.

  • Basic interior design services are included in all our contracts. You may opt to hire an independent interior designer or upgrade to premium services with us. For more details, refer to the "Interior Design" section of our website.

  • A survey may be required depending on the project's scope, location, and complexity. This service should be contracted by the client and provided to the architect. Prices vary based on location and survey type:

    • Boundary Survey: Establishes the edges of the property.

    • Building Footprint: Determines where the building will be located within the boundary.

    • Topography: Measures the slope and grade elevation changes on the site.

    • Utilities: Identifies existing underground or above-ground utilities.

    • Natural Features and Trees: Certain sites may require wetlands and buffer delineation, or a natural resources inventory (such as a tree survey).

  • Civil engineers handle everything outside the building, including utilities, drainage, and site development. They are required for new homes and large additions, depending on the project’s location (for example in dense urban locations, or near wetlands, streams, or flood plains) and/or local city or county requirements. This service, when needed, is typically contracted by the client with assistance from the architect.

  • This is an optional service, and for most projects, we handle the landscape design in-house. Landscape architecture covers fences, gates, patios, pathways, and gardens. There is significant overlap with what architects can do, but here’s how responsibilities are divided:

    • Architects help plan yards, patios/decks, pools, and certainly vistas, but they don’t handle details such as planting layouts or species selection. They may indicate a location/preference for a large deciduous tree or repetitive evergreen feature, but actual plant selection will be guided by a landscaper or landscape architect.

    • Landscape architects can design pergolas, patios, and decks but generally avoid built structures close to the building. They are experts in plant selection.

  • A structural engineer is required for new homes, home additions, and renovations involving structural changes.

  • For residential projects, MEP can be handled in two ways:

    • Designed and documented by an engineer

    • Worked out by tradesmen on-site with design input from architect and client.

    Local city or county regulations determine whether MEP drawings must be submitted in advance for a building permit or if trade permits are sufficient.

SPECIALTY ITEMS and CONSULTANTS

  • For residential projects, we include standard sheet-format specifications as part of the architectural fees since residential projects rarely require a large project manual. (In contrast, for large commercial projects, these can be books of several hundred pages.)

  • Good design inherently includes sustainable practices, which are part of our standard work. Residential projects rarely require special certifications like LEED, so a specialized consultant is typically unnecessary. Code-standard energy notes and insulation diagrams are part of our base services.

  • A geotechnical engineer performs soil studies to determine the site’s bearing capacity. This service is required for new homes, large additions, or projects involving underpinning or those located on challenging sites (such as steep slopes or drainage issues).

    For smaller projects on firm soil, hand-dug "test pits" are usually enough to make an initial determination. In this case, geotech services are often not required unless negative on-site conditions are revealed during excavation.

  • A certified arborist may be required if there are significant trees on or near your property.

  • We encourage and include solar panel design and coordination in our base services, whenever feasible. Actual panel layouts are provided by installers.

  • Low voltage systems for AV, data, telecom, TV, home automation, and security are optional services available under "Premium Interior Design Services." A specialist may be required depending on your requirements.

  • The city or county determines if sprinklers are required. MEP drawings include sprinkler system planning and performance specifications. However, the design and installation are the responsibility of the general contractor.

  • We include code-minimum acoustical separation between spaces. If enhanced acoustical separation is needed, a specialist consultant may be required. Let’s discuss your needs.

  • Planning and documentation for elevators are not part of our base services unless specified in advance. We work with product representatives for planning, and the builder is ultimately responsible for coordination.

  • We can include space planning for pools or other special features. A specialist is required for design coordination. This is often a service provided by installers.