What Happens After You Hire An Architect
For small to large construction projects in Chicago — whether you're building a new structure or renovating an existing one, it's important to be aware of these 4 key considerations during the pre-construction phase:
After hiring an architect, the pre-construction process includes:
Project conception & RESEARCH
Project conceptualization is the first step in the pre-construction design process. This is where initial ideas for the project are explored and evaluated after obtaining the Plat of Survey and site-specific details. It is crucial to complete this stage before moving on to a detailed design.
After conducting an inquiry for the development site, and identifying the relevant building regulations, at this point, it’s essential to bring on an architect to ensure that your project is viable and can be executed as planned. While design theories may arise, it is crucial to prioritize practicality, feasibility, and functionality in order to achieve the desired end result for your project.
If your architect or team believes that you may need to rezone or get a variance to achieve what you originally had in mind for the property, you’ll likely need to hire a zoning attorney to work with you at this point.
Depending on your project's complexity or budget considerations, your architect may also begin an early stage of project budget planning with a general contractor, on a per-square-foot basis. This will help us determine if additional professionals or consultants are needed for your project. We will also provide an estimated timeline for the drawings and permit planning upfront, as well as the costs associated with expediting the process if recommended.
Design & PLANNING
During the design phase, the project design is refined and improved upon. This includes:
creating plan layouts
determining space allowances
selecting furnishings and equipment
designing buildings
choosing colors and materials
providing detailed descriptions of all project-related systems.
These elements will undergo a series of internal revisions before they are shared with you for your client review.
During this phase, all of these pre-planning design choices are made with the goal of producing building documentation that takes into account code compliance as much as possible. By doing so, we can ensure that the design phase can continue as smoothly as possible.
As needed, we may bring on additional consultants such as Civil, Professional, Structural Engineers, Urban Planners, or Landscape Architects. To maximize efficiency, our current office employs most of these licensed individuals on staff or on a per-contract basis.
Project planning + contractor discussions
Project planning is how project managers turn large, complicated processes and break them down into smaller parts so that it is managed efficiently. The project manager will figure out exactly what they need achieve and how they will make it happen. This helps the construction process stay organized and get the job done successfully.
We provide your General Contractor (GC) and subcontractors, like plumbers, electricians, excavators, masons, and HVAC specialists, with the final plans for their review and permit submission. They are responsible for reviewing the plans and asking any questions they may have about the project.
Contractors are required to provide:
City or Village License, Registration & Insurance for their Company
Letter of Intent (LOI) on their letterhead, which includes the scope of work and cost for your project. The LOI will be dated, signed by your contractor, and if applicable — stamped with their seal. The LOI ensures safety and understanding for both you and your contractor, so you know who will be working on your project.
Procurement of Building Permits
Getting the necessary permits for your project requires submitting several requests, licenses, and documents for clearance. This is a team effort that requires the ‘OAC’ Owner, Architect, Contractor (and expeditor) to work together to complete all the necessary permit applications and documents (aside from the drawings).
In some cases, besides the Standard Building Permit, your project may require additional permits, such as Foundation Permits, Excavation or Demolition Permits, Rezoning, Administrative Adjustment, Design Reviews, Historic Reviews, or Easy Permit Process for Demolition (EPP). These permits may be recommended in order to ensure that your project is completed in a timely manner, or they may be required during the submission process.
To complete the permit applications, you will also need to provide a complete set of sealed-stamped blueprints (also called drawings). These blueprints need to be completed by a Registered Architect in your City or State, and can be either printed or sent digitally.
If you're interested in hiring a Registered Architect for your next construction project, contact BLDG Projects. Our team is licensed to work in 13 states, including Illinois, Florida, Tennessee, Arizona, Alabama, Iowa, Indiana, Michigan, Minnesota, North Carolina, Ohio, Texas, and Wisconsin.
