If you have never worked with an architect before, the design process can seem opaque. Here is a clear explanation of the five standard phases of architectural design and what happens — and what you decide — at each one.
Phase 1: Schematic Design
This is where architecture starts. In schematic design, your architect translates your goals, site, and budget into preliminary floor plans, site plans, and massing studies. The emphasis is on exploring options, not finalizing details. You will review multiple layout alternatives and make decisions about fundamental organization — where rooms go, how the addition connects to the existing home, how the building sits on the site.
What you get: Conceptual floor plans, site plan, preliminary exterior massing.
What you decide: Overall layout, fundamental approach.
Phase 2: Design Development
Once the schematic design is approved, the architect develops it in greater detail. Floor plans are refined. Exterior elevations are drawn. Materials, windows, doors, and building systems are selected. Structural, mechanical, and electrical engineers are engaged. This phase is where the project starts to look like a building rather than a diagram.
What you get: Developed floor plans, exterior elevations, material selections, preliminary specifications.
What you decide: Windows and doors, exterior materials, interior layout details.
Phase 3: Construction Documents
Construction documents are the full permit-ready drawing set — the technical roadmap that contractors use to build and cities use to review permits. This phase includes structural drawings, energy calculations, mechanical and plumbing diagrams, and all the specification details that control quality and compliance.
What you get: Full permit-ready drawing set.
What you decide: Final finishes, fixtures, and details.
Phase 4: Bidding and Contractor Selection
With permit drawings in hand, your architect helps you solicit competitive bids from general contractors and evaluate the results. This phase involves reviewing contractor proposals, clarifying scope questions, and advising on contractor selection.
What you get: Competitive bids, bid analysis, contractor recommendation.
What you decide: Which contractor to hire.
Phase 5: Construction Administration
During construction, your architect makes regular site visits, reviews contractor submittals and shop drawings, answers contractor questions (RFIs), and verifies the building is being constructed per the approved drawings. This phase protects your investment by catching problems before they are built in.
What you get: Regular site visit reports, RFI responses, submittal reviews.
What you decide: Any changes to the design as conditions require.
Piper Cole Architects provides full-service design from Phase 1 through completion. Learn more about our process or contact us for a free consultation. Call 425-753-6452.
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Piper Cole Architects offers a free initial consultation for all project types — residential, commercial, ADU, and renovation. No obligation. Based in Kirkland, WA. Serving the entire Seattle metro area since 2000.