Schematic Design and Design Development Phases
Planning in this phase will usually consist of meetings between the architect and the owner. These meetings consist of discussions and presentation of sketches of the plans in progress.

A master plan is prepared showing the first phase to be undertaken. This enables the architect to completely develop the schematic design of the first phase, which will consist of a scale floor and site plan, showing space layout and estimated cost. Cost estimates at this stage are usually based on comparative and historic data and will be refined as more information about the project is developed.

After the schematic design has been approved by the client, the architect will develop the plan in more detail, showing elevations (drawings which show internal and external design in addition to the floor plan). For the services of schematic design and design development, 20% of the fee will be payable. A more refined estimate of costs will be furnished at the conclusion of these first two phases.

Construction Documents
These will be highly detailed working drawings and specifications which include architectural, structural, mechanical and electrical elements required. The architect will utilize engineers to complete these documents which will be provided to contractors for bids. An additional 60% to 65% of the fee will be due at completion of construction documents. If the completion of these documents takes more than a month then billing would be a percentage of progress.
 

Bidding Phase
The client may choose from several methods of obtaining bids, or they may pre-select a contractor to negotiate a contract. The architect will assist the owner in deciding which route is the best for them. The client should confer with the architect in selecting possible bidders.

The architect will issue plans to general contract bidders as selected or to contractors who request them. Included with the documents are instructions to bidders and bid proposal forms. To be considered, bids must be submitted on that form. The instructions to bidders usually states the time and place bids will be received. Bids are usually received at a place selected by the client and architect, such as the client's place of business or the architect's office. The time selected is usually mid-afternoon (eg: 3:00 P.M.). Bids are received at that pre-set time, opened, and read aloud. Contractors are subsequently thanked and dismissed. Bids will then be discussed with the client. The contractors are required to furnish a 5% bid bond, guaranteeing their bids for 30 days. This gives the client and architect some time to evaluate bids before awarding the contract.

The successful bidder will be required to provide a Performance or Completion Bond. The performance bond is issued by a surety company that guarantees the project will be finished, if for some reason the contractor cannot complete it.
 

Administration of the Construction Contract
During this phase the architect will serve as the owner's agent. This will include the architect's advisory services in awarding the bid to a contractor, periodic observation of the construction, review of payment applications from the contractor as construction proceeds, review of submittals from the contractor, final punch lists and certification that the job was completed according to plans. The final 15-20% of the fee will be paid in equal monthly installments during construction.

Additional Services
Additional services (not included in the basic contract) can be provided by the architect including interior decoration and selection of furnishings. Landscape architects and civil engineers may be necessary for proper site development. Other costs not included in the architectural services are site survey and soil tests.