Interactive Architectural Process

Work with us

Find out what we do and what you do at every stage of the Architectural process in this interactive 13 step guide.

Start the Commercial Services process >

Briefing Stage Briefing to determine project objectives, design intention, budget and timing
What you do	What we do
Discuss your project objectives Brief us on your brand values and design aesthetic How green do you want to go? What are the budget constraints? What is the project timing? What are your drop-dead dates?	Write a brief confirming design ideas, objectives, budget and timeframe. Discuss sustainable design principles Provide an NZIA Agreement for Architectural Services Prepare a draft procurement programme (or building programme). Discuss your working budget
< Introduction	Pre-design >

Pre-design Consult with council, identify consultants needed, research property, measure up if required
What you do	What we do
Supply all existing property information, eg, plans, Land Information Memorandum (LIM), services, landlord details (if relevant), site easements and covenants, certificate of title, etc.	Check accuracy of existing plans and/or measure up site/building Obtain topographical, geotechnical and existing services surveys if required. Gather information including levels, services location, sun and wind data, council rules and so on. Determine if a resource consent is required and any relevant town planning constraints.
< Briefing Stage	Concept Design >

Concept Design Use existing information and the design brief to develop a concept design
What you do	What we do
Be available to discuss the concept design. Involve other stakeholders to review the design as necessary. When you are happy, sign off to the next stage.	Show the overall extent, scale, size and feeling of the project Present layout plans in initial meetings. Work up into sketches, 3D models, perspectives and elevations. It can take several meetings to refine the concept design. Discuss integration of sustainable design principles.
< Pre-design	Project Costing >

Project Costing Get a project cost estimate based on the concept design
What you do	What we do
If required, engage a Quantity Surveyor (QS) to cost the project. Meeting to discuss the QS project cost estimate. If over budget, decide what could be changed / cut. Once budget is approved, proceed to Developed Design.	Recommend a Quantity Surveyor (QS). Brief and coordinate QS. Review QS project cost estimate with you. If over-budget, recommend changes/ cuts to meet budget without compromising design intent.
< Concept Design	Developed Design >

Developed Design The concept design is developed to the point the project is real
What you do	What we do
Approve consultants' fee proposals. Agree on procurement method (eg building tender). Review 3D model. Tweak final design. Review critical detailing. Agree on interior design - finishes, colour scheme, furnishings and fittings, etc. Agree on signage requirements and design.	Coordinate fee proposals from consultants. Provide plans and drawings for approval, including floor plans, elevations and sections to scale. Present sketches of critical details. Prepare exterior finishes schedules, including colour schemes and materials. Present a developed 3D computer model showing the relationship to the site, sun and views and between interior spaces. Integrate signage requirements if required. Show fittings and furniture layouts for each space. Analyse structural systems in conjunction with a Structural Engineer, if required.
< Project Costing	Resource Consent Application >

Resource Consent Application Resource consent applications are assessments of the environmental effects of a project. They can take anywhere from 4 to 12 weeks processing at council.
What you do	What we do
If required, meet with affected parties to present resource consent plans and seek their sign off for resource consent.	If required, prepare drawings / plans for third parties' consent. Prepare drawings, Assessment of Environmental Effects report, consultants' reports and application for resource consent. Respond to council requests until resource consent is achieved.
< Developed Design	Interior Design >

Interior Design Coordinated interior design that achieves a coordinated, fresh aesthetic
What you do	What we do
Be available to review and sign off an interiors colour board and sample materials, furniture and fittings.	Prepare an interiors colour palette. Source materials, fittings and finishes (eg, lighting, tiles, carpets, wall coverings, soft furniture, finishes, hardware, etc). Design customised furniture and joinery units if required.
< Resource Consent Application	Construction Documentation >

Construction Documentation Construction documentation forms the basis of a contract between you and the building contractor
What you do	What we do
	Prepare detailed construction documentation (also called working drawings) based on approved developed design. Prepare a written specification covering the type and quality of materials, processes and labour expected of the building contractor.
< Interior Design	Building Consent >

Building Consent A Building Consent allows you to carry out building work in accordance with the consent, plans and specifications
What you do	What we do
Be available to discuss any unforeseen issues as part of the building consent process.	Prepare documentation in sufficient detail to be lodge for building consent. Lodge application for building consent with council. Liaise with council regarding ongoing queries until building consent is achieved (processing can take from 4 to 12 weeks).
< Construction Documentation	Tender >

Tender Tendering a project gains the best value outcome and enables you to sign a contract with a builder for a fixed sum of money to carry out the work shown in the drawings and specifications
What you do	What we do
Discuss and agree on tendering parties. Meet to discuss the tenders and tender recommendation. Approve successful building tender. Confirm building programme timeframe is in line with building contractors projections.	Pre-qualify the reputation and creditworthiness of potential contractors. Invite up to 4 building contractors to price the project. Call to tender and issue tender documentation. Coordinate tender process Review tenders and report back with a recommendation. Organise contract documentation. Obtain insurance/ bond confirmations and projected cash-flow. Agree with contractor on building programme.
< Construction Documentation	Contract and Site Administration >

Contract and Site Administration Construction on site begins... The role of the Architect is to administer the building contract between you and the building contractor. This is known as Contract Administration.
What you do	What we do
Attend site meetings if desired. Review site meeting minutes and discuss any concerns with us. Receive and pay certified claims for payment. Discuss and approve any variations to the building contract.	Observe construction and run weekly site meetings to ensure work is being done in accordance with contract documents. Establish lines of day-to-day communication. Report progress via site meeting minutes. Issue contract instructions to the building contractor. Provide additional information that may be required on site Receive claims for payment, make deductions as outlined in the contract, and issue certificates to authorise payment to the builder for work completed. No additional money is spent unless any variations are approved by you.
< Tender	Defects Liability and Practical Completion >

Defects Liability and Practical Completion
What you do	What we do
Debrief on the project and process providing feedback.	Assess and identify any defects at the end of construction (also known as snagging). Issue defects notices to ensure defects are corrected before final contractor payment. Review warranties and guarantees provided by building contractor. Prepare as-built drawings, services contacts and operating manuals as a maintenance manual for you. Determine and certify Practical Completion.
< Contract and Site Administration	Document management and archiving >

Document management and archiving
What you do	What we do
Use your client login and password on our website to retrieve and access your project's documentation.	Keep a record of your project's documentation on file in an online environment.
< Defects Liability and Practical Completion	Back to the beginning of the process