1. Product Range
A guide to both Buildings and Work Undertaken.
My practice benefits from career experience of many specific building types and various site conditions for a broad range of public and private sector clients. This downloadable file outlines the indicative headings showing the range of buildings and work considered and enquiries are most welcome about any of the following sectors:-
1. Building Types:
|Agriculture||Barns and Sheds
|Commercial||Speculative and Purpose built Shops
Restaurants, Public Houses
|Community||Community Halls and Centres
Spec. Factories, Warehouses
Surgeries, Nursing Homes
|Residential||Sheltered, Student Houses
Housing for Disabled
Private Houses and Flats
Domestic Alterations and Extensions
|2. Build Conditions||– Rural or Green Field sites, Gaps sites, City centre
– Demolition, New Build,
– Alterations, Extensions, conversions, Refurbishment,
Renovations, Restorations, Conservation, Listed
|3. Work Undertaken||Construction Phases – for example :-
‘Preparing The Design’
– Client Liaison, Prepare project Brief, Prepare Design
Reports, Project Planning, Project Administration,
Office and Project Management, Consultant Liaison.
– Planning, Building Warrant and other Statutory
Approvals, Repair & Maintenance Inspections, Initial
& Detail Designs Kitchen design,‘Preparing To Build’
– Construction Documentation, Specifications, Tender
Documentation.‘Progressing The Build’
– Contract Administration, Site Inspection Visits‘Additional Phases’– for example
– Feasibility Studies, Building & Land surveys, Interior
A guide to both Construction and Additional Services.
The full range of architectural services as defined under 4 main headings in the
Scottish Conditions of Appointment of an Architect – Small Project Version (ASP).
Jobs involving construction will require services from the first 3 main service
headings (or phases), which cover construction from inception to completion.
The 4th main service heading has services that compliment the first 3 service
headings as additional services. They can also be stand-alone services.
Each heading has its own set of defined work stages, with further elements of
work within each work stage that may or may not be included. You may need all
the work stages, or you may select the work stages to suit your own specific
requirements and this will be agreed under a signed formal appointment :-
1) Preparing The Design
|Work Stage 1 – Preparation of the Brief||1.1 Ascertain Clients Requirements
1.2 Obtain Site information from Client
1.3 Visit Site and carry out prelim. Appraisal
1.4 Identify Project and Construction Budgets
1.5 Develop outline brief
1.6 Agree Preliminary timetable
|Work Stage 2 – Initial Design||2.1 Prepare initial design proposal
2.2 Provide indicative guidance on cost and timetable
Work Stage 3 – To Planning Consent Application
3.1 Consult with Local Authorities and Utilities as required
3.2 Progress Stage 2.1 design
3.3 Prepare application for Planning Permission
3.4 Submit application for Planning permission
3.5 Advise on procurement methods
3.6 Report on timetable, agree revisions
|Work Stage 4 – To Building Warrant Application||4.1 Progress Stage 3.2 design
4.2 Co-ordinate work of other consultants
4.3 Report on programme, agree revisions
4.4 Prepare Warrant Application
4.5 Submit Warrant Application
2) Preparing To Build
|Work Stage 5 – Construction Documentation.||5.1 Advise on and agree form of Building Contract
5.2 Prepare drawings, schedules and specifications sufficient for tender
5.3 Co-ordinate information from other consultants, specialist
designers and contractors
5.4 Prepare Description of Work
|Work Stage 6 – Tender Administration||6.1 Compile List of Contractors, if applicable
6.2 Assemble tender documentation including Bills of Quantity or
Schedules of Rates etc. prepared by others
6.3 Issue tenders to contractor for pricing
6.4 Take delivery of, and report on tenders
6.5 Advise on appointment of contractor
6.6 Agree frequency and scope of site inspections
3) Progressing The Build
Work Stage 8 – Post Completion Works8.1 Advise Contractor of any defects
8.2 Administer the Contract to Final Account
|Work Stage 7 – Contract Administration||7.1 Administer the Contract
7.2 Attend Progress Meetings on Site
7.3 Inspect the works as necessary to Administer the Contract,
review progress and quality in terms of the building contract
7.4 Issue instructions to the contractor for variations to the contract
when approved by the client
7.5 Report on Stages 7.1, 7.2, 7.3 and 7.4
7.6 Advise client of when works are practically complete for
4) Additional Services
|9 – Surveys and Inspections||9.1 Sites and building inspection prior to purchase
9.2 Measured Level Surveys and preparation of record drngs
9.3 Dilapidations, Surveys and Reports
9.4 Environmental, Structural and Condition Surveys
9.5 Surveys for Purchasers, Tenant and Owners
9.6 Legal record drawings
9.7 Special site visits, additional to 6.6
|10 – Specialist Works||10.1 Model Making
10.2 Artist Impressions
10.3 Computer Graphics and Animations
10.4 Interior Design
10.5 Landscape Design
10.6 Health and Safety Planning Supervisor
10.7 Engineering Design
10.8 Feasibility Study
|11 – Project Management||11.1 Project Management
11.2 Construction Management
|12 – Cost Advice||12.1 Prepare Cost Plans
12.2 Prepare Schedules of Rates and Bills of Quantity for tendering
12.3 Pricing Variations
12.4 Negotiating Contracts with Contractors
12.5 Preparing Valuations of Works
12.6 Reporting on Contractors Claims
|13 – Specialist Reports & Negotiations||13.1 Neighbour negotiations
13.2 Planning application negotiations
13.3 Planning Appeals
13.4 Building Control negotiations
|14 – Dispute Resolution||14.1 Acting as Expert Witness
14.2 Acting as Independent Reporter
14.3 Acting as Mediator
|15 – 3rd. Party Cerification & Warranties||15.1 Providing Collateral Warranties for purchasers, tenants
15.2 Issue of Inspection Certificates
|16 – Other Services to be Agreed and Detailed in Writing||16.1 —|
A guide to How Fees Are Charged.
The purpose of this guide is to give some pointers and indicate how
Architects may charge fees by one or a combination of three methods – lump sum,
time charge, percentage of construction cost.
VAT may apply in addition to expenses.
1. Lump Sum
This is a fixed fee that can apply to any of the services requested by the client. It
applies if there is a very clearly defined scope of work and services agreed and
fixed at the outset. Later changes or variations to either will automatically
change the lump sum as well.
2. Time Charge
This is a daily or hourly rate fee that can apply to any of the services requested
by the client. It applies when the full extent or complexity of a project is
unknown, or the services cannot be related to an amount of construction.
3. Percentage Rate of Construction Cost
This is a fee calculated on a provisional or actual construction cost that applies to
all or some of construction work stages 1 to 8. Percentage rates will vary for
different building types due to the varying complexities and it will also vary
depending on whether it’s a new or an existing building. The percentage fee is
split across each of the work stages and the allocation of the percentage fee to
each work stage is variable as assessed by the architect, typically as follows :
|Preparing The Design||Amount||Cumulative|
|Work Stages 1 & 2||20%||20%|
|Work Stages 3||15%||35 %|
|Work Stages 4||15%||50%|
|Preparing to Build|
|Work Stages 5||20%||70%|
|Work Stages 6||5%||75%|
|Progressing The Build|
|Work Stages 7||22%||97%|
|Work Stages 8||3%||100%|
These costs may be absorbed within the agreed fee, whether it is a lump sum,
time charge or percentage rate, if agreed, otherwise they will be charged in
addition to the fee. Expenses can include the following :-
– Printing, reproduction of drawings, documents, etc.
– Accommodation and meals
– Travelling by public transport
– Travelling by car
– Postage, telephone, facsimile charges
– Special Legal Advice
– Disbursements – The client shall provide cheques for payment for submission fees,
services etc, unless by prior agreement, the architect makes payment on the client’s
behalf which the client shall reimburse.
5. Payment Of Fees
This will be due on a regular ongoing basis as agreed, usually either on a monthly
basis or at each work stage or partial stage or interim monthly amount if a work
stage time scale exceeds a month.
A step by step guide to design and construction.
The purpose of this downloadable file is to give some pointers and indicative
timescales that can be involved in the design and construction process. Activities
and milestones in the life of a project are often beyond the control of both
architect and client and any timetable is liable to change. From below you will see
the whole process – from inception to completion – can take approximately 10 to
12 months (always depending on the particular circumstances of your project).
But remember Clients must perform too!
- The process of construction involves statutory permissions and
regulations take time. It means confronting a whole raft of issues.
- Construction is often a chaotic business, risk is fundamental to it – DDA
strive to minimize the risk, for those that remain to be well managed.
- No matter how well organized and planned problems will always
happen – DDA apply lateral thinking to problem solving.
- Land Building surveyor – Provide accurate record plans and elevations
of the current building in electronic CAD format. Paper plan don’t
really help as they have to be manually translated into the computer
and all manner of inaccuracies could be transferred.
- Structural Engineer – Provide all the calculations, structural drawings
and details of the supporting elements of the building to ensure the
construction stands up. He is required at least by work stage 4.0.
- Cost consultant (Quantity Surveyor) – Provide much more accurate
and detailed costs and reports at various stages of the project and
more comprehensive pricing documents.
Work Stage 01- Preparing the brief
- The client must freely discuss their project vision with the architect. Try
to accurately describe needs, requirements and budget at this time.
- Changes made after this and the closer to completion can be costly.
Work Stage 02 – Initial Design
- It really is worth allowing enough time to get the design concept right.
You will be investing a significant amount of money into the project and
will have to live with any decisions made.
- Allow approximately 4 weeks to produce – this will vary depending on
the particular project.
Work Stage 03 – Planning Permission
- This permission relates to the principle of change or development, i.e.
changes in the appearance or use of buildings or land.
- It can be one of the main hurdles to clear when thinking about making
changes to your home or property or land.
- Past change or development permissions are no guarantee that similar
future permissions will be granted.
- Allow approx. 2 weeks to prepare the application package
- Allow not less than 8 weeks for the Local Authority to decide on the
application, but considerably longer if it’s in a conservation area or
even longer if it’s a listed building – up 6 months or more depending on
the nature of the project.
Work Stage 04 – Building Warrant
- Ensures that buildings are built to a minimum standard, in many areas
such as structure, fire escapes, drainage, ventilation, insulation etc.
- Must be obtained first before any work can start on site.
- Allow approximately 3 weeks to prepare the application package.
- Allow not less than 4/6 weeks for the Local Authority to decide on the
application, but longer if relaxations are required.
Work Stage 05 – Construction Documentation
- Much more detailed construction information, drawings, details and
specifications are prepared, usually in conjunction with the structural
engineer and possibly other specialists.
- You the client choose the quality of finishes and fixtures which can
affect the anticipated construction costs.
- Allow approximately 4 weeks preparation time.
Work Stage 06 – Tender Administration
- Allow approximately 1 week to prepare the tender package.
- Allow not less than 4 weeks for contractors to prepare a price.
- Allow a time of 1 – 2 weeks to assess and report back on tenders.
Work Stage 07 – Contract Administration
- Allow a lead-in or mobilisation time of 1 – 2 weeks minimum From
acceptance of a price prior to starting work on site.
- Allow approximately 12-16 weeks for construction work on site (may
be less or more depending on size and complexity of the construction).
Work Stage 08 – Post Completion Work
- Final inspections for any defective works to be remedied prior to
satisfactory completion for ‘handover’ to client