PRE-CONTRACT
After an initial project feasibility meeting (which can be by phone), a retainer of $1,500 is required to move forward. The retainer will be used on a consulting basis of $100/hour (for a total of 15 hours) for further refinement of your program, site visit, etc. If you choose at the end of that time to retain the services of LSSA, the retainer will be credited to your architectural contract. If you choose not to go to contract, any remaining monies will be returned.

BASIC SERVICES
There are five phases to the architectural design process:

I. SCHEMATIC DESIGN: 30%
During this phase the design and character of the home is determined according to the following processes:

• Site Planning: orientation of the building envelope is determined to minimize building impact and maximize energy, views, function, etc.

• Identification of Infrastructure Costs: with help from the contractor, any additional costs necessary to building on the site will be identified and associated costs determined (e.g., roadways, utility lines, etc.)

• Models: 1/8” scale and 1/4” will be created to help client
visualize in 3 dimensions. They will also be used to study home in relation to the site and the impact of the sun for energy use.

• Sketch Characterizations: Sketches of areas both within and without will be used to help client visualize the “feel” of the home.

• Cost Factoring: a method used to evaluate costs throughout the design process. The process allows the client to be actively involved in budget choices. Using “Baseline Specifications“ for the area, costs are either raised or lowered depending upon choices made in relation to this “baseline” home. Input from the Contractor is important to this process.

• Energy Analysis: Using the latest version of “Energy Scheming,” the design will be analyzed to determine energy gains and losses, possible areas of overheating, etc.

• Begin research on and selection of green products.

* Sign off by clients to indicate process can move to next phase.

II. DESIGN DEVELOPMENT * PREBID: 20%
During this phase, Architect, Contractor and Client will specifically identify all desired products and finishes (and their associated costs). These choices will include such things as kitchen appliances, lighting fixtures, floor treatments (wood, concrete, bamboo, tile, etc.), window manufacturer, bathroom fixtures, backup heating/cooling systems, ventilation systems, etc.
After final choices are made by the Client and associated costs determined, a “Pre-Bid” will be issued to the Client using up-to-date costs per square foot for various trades in the area as well as “pre-bids” by area sub-contractors for the major components of the building such as roof frame, foundation, wall costs, etc.. The goal of this process is to determine where there may be cost overruns and/or cost savings. Using this information, the Architect and Contractor will “value engineer” as necessary to identify for the Client alternative materials, construction processes or architectural designs that can be substituted to reduce costs without loss of aesthetic. The owner then chooses from the options provided.
Once any necessary cost overruns have been modified to meet budget expectations, the Client will, again, be asked to “sign-off” on the design to indicate that they are ready for the Architect to begin final construction drawings.

III. CONTRACT DOCUMENTS: 30%
During this phase, the Architect creates the necessary final documents to be presented for approval by the appropriate building department officials and for final bidding by the Contractor. Financing, if required, is also secured.

IV. BIDDING: 5%
During this phase, Contractor and Architect work together to finalize the Estimated Cost of Construction for approval by the Client. Once bids have been collected and costs determined, an AIA Contract is drawn up between Client, Contractor and Architect stipulating a FIXED AMOUNT contract.

V. CONSTRUCTION OBSERVATION: 15%
Once the construction process has begun, the Architect is responsible for observing the project to make sure the building is constructed according to the agreed upon specifications and drawings. Meetings are held between Architect, Client and Contractor in order to keep everyone “in the loop” and to allow all parties the chance to discuss concerns and/or initiate any necessary or requested changes. All changes during construction require the initiation of a “Change Order” to allow for cost evaluation and Client final approval.