This covers the time required to clearly establish/define a scope of work and to agree on a fee and a contractual basis for the relationship between us.

The immediate work involves the preparation of a thorough design program, and the review of site survey data provided by the client. We place great emphasis upon the clear and concise definition of the design program - a written document which becomes the basis for determining the successful outcome of the ensuing design process. With the programming complete and approved, we proceed to define the size, shape, and layout of spaces of a building and immediate exterior that fully satisfies the client's program and all building code and land use requirements. The completion of this phase will be marked by a set of building plans, elevations, some typical building and wall sections as well as a description of the mechanical and electrical systems. In our case it will also include a set of "visual animations" that allow you to tour of the building, inside and out, in its virtual reality. We expect to provide you with the navigable electronic model in a computer file that you can manipulate on your own computer.

This design phase involves the completion of the building design - the resolution of the structure; the routing of the mechanical pipes and ducts; locating air intakes, exhausts, flues, and equipment, and ensuring proper access for maintenance; fitting lighting fixtures and controls; finalizing choices for interior finish materials.

The design phase produces the drawings, specification and contract documents that enable construction to proceed without confusion or delay. This phase will also produce a series of construction cost estimates prepared by the future construction manager (see "Bid" below) and finally a "guaranteed maximum price" for construction based upon the defined scope of construction described in the construction documents.

This is the part of the process that typically selects the general contractor based on competitive bidding. We strongly discourage this method of selecting a general contractor because it delays their entry into the process; because it involves the architect in more design documentation than is otherwise necessary; because it diminishes the selection criteria that are most important, namely how well does the client relate to the contractor, and is the contractor the most capable, competent, upstanding individual / firm for the job at hand. Instead, we believe that construction management is an integral part of the design process, and should be contracted and included as early as possible in the process.

This "design" phase begins at the commencement of construction. It is often suggested that a general contractor can continue on alone, and that the architect is really unnecessary because the GC is smart enough to build what's on the drawings. Experience shows that the product that is produced with the architect involved is superior to that produced without the continued presence of the designer. In short, it makes no sense to deny the project all the memory of process and product that is locked up in the architect's head - in fact, Coldham & Hartman Architects will not accept design commissions that do not include a substantial role in this phase. In this phase, the architect prepares meeting notes of the weekly job coordination meetings; prepares color boards and schedules; reviews shop drawings and product submittals; prepares a "punch list" at the completion.

This is not usually considered part of the basic service, but for our learning/feedback, and for the fine-tuning of the completed and occupied building, our experience is that a small amount of time here is very valuable. We aim for three visits - one at 3 months, one at 12 months, and one at 24 months after completion and occupation.