What Is Schematic Design? A Guide for Seattle Homeowners

What Is Schematic Design? The Phase Where Architecture Begins

Schematic design is the first formal design phase in an architectural project, the phase where the fundamental organization and character of a building are established for the first time. It follows programming (defining what you need) and precedes design development (refining and coordinating the design). Understanding what schematic design is and what it produces helps you participate more effectively in the design process.

The Goal of Schematic Design

Schematic design establishes the project’s defining moves: how the building is organized in plan, how it sits on the site, what it looks like from the outside, and how the key spaces relate to each other. By the end of schematic design, the fundamental decisions have been made, even though much remains to be worked out.

Think of schematic design as the architectural equivalent of an outline for a book. The outline doesn’t have every sentence, but it establishes the structure, the chapter sequence, and the main argument. A good outline makes the writing possible. A good schematic design makes the rest of the project possible.

What an Architect Produces in Schematic Design

Schematic design drawings are not construction drawings. They are exploratory, explanatory documents that communicate the design concept clearly enough for the client to make informed decisions. Typical schematic design deliverables include:

Most architects develop two or three schematic design options, different approaches to solving the program, so clients can make a genuine choice between design directions rather than simply approving or rejecting a single proposal.

Schematic Design vs. Design Development vs. Construction Documents

Phase	Level of Detail	Purpose
Schematic Design	Low, concepts and organization	Establish the design concept; make fundamental decisions
Design Development	Medium, coordinated design	Refine every element; integrate all systems; confirm costs
Construction Documents	High, permit and build ready	Permit application; contractor bidding and construction

How Long Does Schematic Design Take?

For a residential addition or renovation, schematic design typically takes 4-8 weeks. For a custom home, 6-10 weeks. The timeline depends on how quickly the client can respond to design options and how many rounds of revision are needed. The most efficient clients review drawings promptly and give specific, decision-oriented feedback rather than general impressions.

What Client Decisions Happen in Schematic Design?

Schematic design is where clients make the decisions that matter most:

• Which design option to pursue (if multiple options are presented)
• Overall program, is this the right size? Are there rooms missing or unnecessary?
• Overall orientation, does the building face the right direction for light and views?
• Exterior character, does this look like what we envisioned?
• Key spatial moves, does the open-plan kitchen-dining-living work? Is the primary suite layout right?

Changes made during schematic design are cheap, they involve revising drawings. Changes made during construction are expensive, they involve tearing out and rebuilding work. The best investment a client can make is thorough engagement during schematic design.

Piper Cole Architects’ Approach to Schematic Design

At Piper Cole Architects, schematic design is the most important phase of any project. We typically present two or three design options, not to overwhelm the client, but to give them a real choice and a genuine understanding of the design problem. We use drawings, models, and precedent images to communicate the design concept clearly. Our goal is a client who makes decisions with confidence because they genuinely understand what they are choosing.

See our full design process. Related reading: How to Read Blueprints | What Does an Architect Do? | Custom Home Timeline in Seattle

A Schematic Design Example

Imagine a Kirkland homeowner planning a whole-home remodel with a second-story addition. In the schematic design phase, the architect produces two or three layout options: one that keeps the existing footprint and builds up, another that bumps out the rear, and a hybrid. Each comes with rough floor plans and a simple massing sketch so the owner can compare trade-offs in light, cost, and yard space. The owner chooses a direction, and that decision is the real deliverable of schematic design, the foundation everything that follows is built on.

Schematic Design FAQ

What happens during the schematic design phase?

The architect develops the building’s basic layout, form, and site placement into one or more concept options for you to choose from. It answers the big questions before any detail is finalized.

How long does schematic design take?

Typically 3 to 6 weeks for a residential project, depending on scope and how quickly decisions are made.

What is the difference between schematic design and design development?

Schematic design sets the overall concept and form; design development refines it into detailed, buildable specifications. In short, schematic design decides what you’re building; design development decides how it’s built.

Are schematic design drawings enough to get a permit?

No. Permits require the detailed construction documents produced in later phases. Schematic drawings establish direction and intent.