PROCESS 

A building project is commonly the most expensive item a person or business undertakes, and if one considers that buildings can serve as legacies, the importance of careful planning is evident.  We are honored and appreciative that you have considered HUNTER DESIGN for architectural services, and we will do our best to help design a building of which you will be proud. 

The architect’s role in the design and construction process is customarily broken down into the following five sequential phases, with the architect providing some or all of the following services: 

  • Programming and Schematic Design:  In this phase we work with the client to determine the spaces required, the general scope and character of the project, a project schedule, and a preliminary budget.  Master planning for future additions or uses are discussed, and preliminary meetings with permit review officials would also occur during this phase.  At the completion of this phase, the client is provided with one or more general layouts and sketches of the exterior of the building. 

  • Design Development:  A chosen design is refined, the floor plans are given overall dimensions, and the basic structural, mechanical, and electrical systems are determined.  Requirements for building code, life safety, fire suppression, and Americans with Disabilities Act accessibility are determined.  Outline specifications are completed, and basic preliminary architectural, structural, mechanical, electrical and civil engineering drawings are prepared. 

  • Construction Documents:  Construction drawings and specifications are prepared which are used by the contractor to obtain a building permit and to build the project. 

  • Bidding and Negotiation:  Assistance is given in selecting one or more contractors and administrating the bidding process. 

  • Construction Administration:  This phase includes site visits, processing change orders from the contractor, reviewing the contractor’s requests for payment, reviewing shop drawings, and meeting with the client and contractor as needed.  

Generally, schematic design accounts for about 20 percent of our design effort, design development accounts for an additional 20 percent, construction documents account for 45 percent, bidding and contract negotiation account for 5 percent, and construction administration accounts for 10 percent. 

We will work with you from the inception of your project to determine the scope of services you require.  Often, the bidding and construction administration phases are handled e ntirely or in part by the client. 

FEES 

Our fees are based on the amount of time that we work on your project.  A complicated addition to an existing structure with an abundance of construction details, cabinetry and woodwork drawings, garden and landscaping layouts, and interior design would command a higher percentage of construction cost than a simple design for a builder in which we are not asked to specify materials, construction details, or any interior design.  Invoices are sent monthly.  We find that most clients prefer to work with one of the following formats: 

  • Fixed Fee:  Usually a percentage of the estimated construction cost based on the square footage of the building.  A range of 5 to 15 percent is typical, depending on the level of service required and the scope of the project.  This total is divided among the previously described phases, and the client is billed for each phase. 

  • Hourly:  The quantity of hours is estimated individually for each phase as required, and the client is billed either monthly or at the completion of each phase.  Often, a ceiling on hourly fees is negotiated.  Our hourly rate is currently $115. 

  • Fixed Fee/Hourly:  Often the early schematic design work and the later construction administration is done hourly, and a fixed fee is allotted for the design development, construction documents, and bidding phases. 

HUNTER DESIGN also can provide the following: 

  • More limited design consulting and other services on an hourly basis if full architectural services are not required, or  

  • Serve as a client representative with the contractor on larger residential projects. 

We will be happy to work with you to determine a billing method best suited to your needs. 

REIMBURSABLE EXPENSES 

Our markup on reimbursable expenses is 10 percent.  These include, but are not limited to, the following:  

  • Design and engineering fees beyond the stated scope of work 

  • Travel for projects outside the Denver metropolitan area 

  • Courier service 

  • Photographs 

  • Photocopies 

  • Prints and computer plots 

  • Postage 

  • Special production costs (presentation boards, 3D or physical models, etc.) 

CONTRACT 

Our contract with you includes a cover letter outlining the specifics of your project as well as the standard terms and conditions set forth in the American Institute of Architects A201 contract.    

ARCHITECTURAL DESIGN 

Limited Set of Drawings.  A limited set of construction drawings includes the minimum information necessary to obtain a building permit and allow a contractor to construct the building.  Drawings include a foundation plan, basic dimensioned floor plan(s), elevation drawings, generic material designations, and a typical wall section.  A minimum number of structural notes are included on the plans.  A site plan and building section(s) may be included for an additional fee.  This limited set of drawings does not include structural details, framing plans, roofing and weatherproofing details, architectural design details, interior elevations, electrical and mechanical plans, complete finish, door and window schedules, or detailed material and construction specifications. 

In projects where we produce a limited set of drawings, the contractor has much of the responsibility for weathertightness, material compatibility, and finish quality.  For example, as we would not be providing roof flashing details, it would become the contractor’s responsibility to ensure that the proper roof flashing is used and that the roof does not leak.  

As a client contracting with us for a limited set of construction drawings, be aware that the contractor will demand more of your time and effort to decide questions of materials and cost.  You also should be prepared to pay more than the contractor’s initial estimate.  A construction schedule must be followed to keep the project moving.  A decision faced during the drawing phase may be carefully considered, while the same decision during construction may have to be made hastily to keep within the schedule restraints.   

This format works best if you have a contractor in whom you have a high level of comfort and trust.  Many contractors will not bid competitively on a limited set of construction drawings, and they may not agree to be held to a fixed price without further information.   

Standard Set of Drawings.  A standard set of drawings takes the project from an architecturally planned project to an architecturally designed project.  In addition to the basic drawings provided in a limited set, you are provided with door, window and finish schedules, basic specifications, framing plans as required, electrical plans, building and wall sections, and details required to illustrate and explain any non-standard construction. 

This level of service works well for both competitively bid projects among selected contractors or with a single contractor when the client wants to retain control over project cost, quality of materials and finishes, and distinctive architectural detailing. 

Full Set of Drawings.  A full set of drawings is the most complete, most detailed and most costly set produced.  It gives the client the chance to decide exactly what he or she wants before construction begins.  It also allows the contractor to bid the job with a high degree of accuracy.  This set of construction documents includes the drawings in the limited and standard sets, with the addition of interior elevations, molding and cabinetry details, complete specifications, numerous section drawings, and wall details, all which reduce the chance for confusion or mistake on the job site.  This level of service can easily pay for itself when using expensive materials that must be cut or fabricated carefully during construction. 

This is the best scenario for a competitively bid job or a custom project with many non-standard details. 

Combined Set of Drawings.  Although we have described three distinct levels of service, a project may be produced with a combination of limited, standard and full sets of construction drawings.  For instance, a very simple addition to a house may be designed as a limited set of drawings, while details of cabinetry in an adjacent den renovated during the construction may be produced as a full set of drawings.