What is the process of a typical project ?
The RIBA plan of work distinguishes seven phases or stages, but we ourselves have realised through experience that some clients understand the building process better in the four phases shown and explained below:
1- Design and Planning:
This starts with the first consultation, ideally at the property or plot where the project will be developed. At this first meeting we gather all the client’s information, requirements and desires.The main focus is on what you want to achieve and the ways or strategy that are best to achieve it.
With all these we develop three or four different schemes, the aim being not to pick one but to engage in open discussion about different options and ideas, see what you like and dislike about each, and put together ideas. Then, in the few days which follow, we formulate and agree on a final proposal, every decision we make during this phase being made in mutual agreement.
At the end of this stage the final proposal is ready to be submitted for approval to the LPA. Only when we have assurance that the scheme is lawful can we proceed to technical design and construction documentation.
2- Construction Drawings and Documents:
In this stage we work on the final proposal to achieve enough detail for the contractor to know exactly what to build and how to build it. These are a set of extremely thorough drawings, which include material connections and construction details. We co-ordinate drawings, design and information with the structural engineers, and develop schedules and documents which specify exactly what finishes, materials and fixtures will be used. This level of detail is essential in order to build the house to a high standard.
This, together with the structural engineers’ drawings and calculations, will constitute the construction package, for the contractors to be able to build and to quote and bid for the project. All this information is then attached to the building contract between you and the builder.
This information describes accurately the service and product that you will receive from your contractor in exchange for the agreed sum of money.
The less precise this information, the more ambiguous will be your contract with your builder, so it is worth getting all this right to avoid unnecessary risks and misunderstandings. A small investment on architect´s fees can save you big construction costs and headaches.
3-Tender and Negotiations:
Tendering information is typically issued to three different builders. We can propose teams of professionals who have worked with us in the past, however we are more than happy for you to bring into the team builders that have performed well for people you know, and that have good references.
Tenders from contractors/builders come back typically after about two weeks, and we usually do a tender comparison and analysis to see the pros and cons of each builder.
4-Construction:
Our presence during this stage is quite valuable and often necessary, involving co-ordination and management between us, you, the main contractor and the other consultants involved in the project, and allowing us to solve any problems that may arise at this stage.
Depending on the complexity of the project, our work and guidance at this stage could include contract management and project management.
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