5 Architectural Services Every Project Needs

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Building anything—whether it's a small house or a shiny new office—takes way more than just a cool idea and a Pinterest board. There’s a reason every smooth construction project follows a set process, and it starts with knowing the five main architectural services. Get these steps right, and you skip the messy budget blow-ups and endless back-and-forth with contractors.

Most people don’t realize architects do more than draw blueprints. They coordinate between you, the city, engineers, and builders. They help you figure out what you actually need, not what just looks good on paper. These five services are like the backbone of your project—they take your ideas from, “What if we had a rooftop?” to something you can actually walk on. If you’re hiring an architect, knowing these key stages will help you get better results and avoid nasty surprises down the line.

• Pre-Design and Concept Development
• Schematic Design
• Design Development
• Construction Documentation
• Construction Administration

Pre-Design and Concept Development

This first step is where everything starts—way before any actual plans or drawings. Think of it as doing your homework so you don’t waste time or money down the line. The main goal? Find out exactly what you need, what you want, and what the rules are.

In pre-design, the architect will usually ask a bunch of questions to figure out your goals, your must-haves, and your budget. They’ll look at your site, collect facts about things like local climate, soil conditions, and any city zoning limits. For example, there might be rules about how tall your building can be or how far it needs to be set back from the street. Skipping this part means risking headaches later—like finding out too late that your dream addition isn’t allowed in your area.

Concept development is where the ideas start to take shape. Architects sketch out some rough concepts, not ready to build, but enough to show the feel, size, and layout. This isn’t about picking the paint color yet. It’s about figuring out if your wish list fits your actual lot, your budget, and the local laws.

• Check the property’s legal records so you don’t miss hidden restrictions.
• Review how much sun the site gets, wind direction, and noisy neighbors—these things can change your design in big ways.
• Chat with city planning departments early. Red tape can kill a good project if you ignore it.
• Get clear about your must-haves versus nice-to-haves. Everyone says “I need a big kitchen,” but sometimes the budget says otherwise.

This whole phase sets up the rest of the work. Trying to rush past architectural services in this early stage is like building on sand—stuff will fall apart later. It’s also your best shot to save money because making changes on paper is way cheaper than changing stuff during construction.

Schematic Design

Schematic design is when things start to get real. This is the “sketch and shake” phase, where you actually see rough layouts, floor plans, and early visuals of what your future building might look like. It’s not just doodles—these early drawings set up the entire project. According to the American Institute of Architects, most schematic designs eat up about 15% of an architect’s workload, so this part gets serious focus.

The architectural services team listens to how you want to use the space—do you need more natural light, an open kitchen, or a secret nook for your dog? They'll then mix your ideas with city rules and your budget, sketching out basic plans that fit everyone’s needs. These sketches are simple on purpose. They're supposed to help you spot problems early and give feedback before anything is finalized.

What’s actually included in schematic design?

• Bubble diagrams showing how spaces relate to each other (literally circles and arrows at first)
• Early floor plans—think walls, rooms, doors, and flow
• Basic site analysis—where the sun rises, nearby streets, and parking spots
• Rough 3D views or concept sketches
• Initial talks with local building officials to spot code issues fast

At this stage, project cost is rough—most architects use $/square foot estimates, but don’t get too attached yet. Here’s a quick look at what might show up in a schematic design package for a 2,000 sq ft house:

Best tip: be honest and picky here! Schematic design is the cheapest time to make big changes. If something isn’t adding up or you hate the kitchen’s location, say it now. Tweaks later will cost way more, both in time and money.

Design Development

This is where things start getting real. By the time you hit the design development stage, the architect has already locked down the big look of your project. Now, it’s time to iron out the nitty gritty: details, materials, and how things will actually work in the real world. If you’ve been wondering when you’ll see more than just rough sketches, this is the stage where you get to check out floor plans, site plans, and even 3D models that actually look like your future building.

During design development, architects take that early concept and fine-tune it. They work with engineers, contractors, and sometimes even the city, making sure everything follows codes and regulations. Want heated floors or huge energy-efficient windows? This is when those decisions should be locked in. It’s a lot easier—and cheaper—to tweak things now than after construction starts.

Here’s what usually happens during design development:

• The architect updates the drawings to include real dimensions—no more guestimating room sizes.
• They pick out actual products and materials, like flooring, finishes, and windows.
• You get detailed 3D renderings or walkthroughs to double-check things are headed in the right direction.
• Engineers step in to make sure the building will stand up and all the systems (like plumbing and AC) will actually fit.
• Your budget gets reviewed again to avoid nasty surprises later.

Some interesting data here—a 2023 survey from the American Institute of Architects showed that 61% of design changes are requested right here, not at the very beginning. That matters, because changes later cost a lot more. Getting decisions locked down at this stage can seriously save money and headaches.

If you’re working with professionals, don’t just nod along at this stage—ask questions. Double check the plans. Make sure all your architectural services are included and clear. Catching mistakes or clarifying choices now can make your project way smoother down the line. It’s your last real chance to pivot before the serious construction money starts rolling out.

Construction Documentation

Here’s where your project really starts to feel real. Construction documentation is all about creating the actual, detailed plans that builders use to bring your ideas to life. Gone are the rough sketches—this is where architects fill in every detail, so there’s no guessing for anyone on the job site.

Think of these documents as the instruction manual for your building. They include things like floor plans, elevations, sections, material specs, and even how thick a wall should be or what kind of window hardware to use. These details help avoid those classic on-site arguments and delays, which nobody wants. If you want permits or financing, these are the sheets everyone asks for. In most cities, the local building department won’t even look at your application unless you’ve got a full construction documentation set ready to go.

Here’s what typically goes into a set of construction documents:

• Detailed floor plans
• Elevations and building sections
• Structural, mechanical, and electrical plans
• Material specifications
• Door/window schedules
• Fixture and equipment locations
• Finishing details (like paint colors, tile layouts, and lighting plans)

Every contractor knows to check the documents for the answers. Changes at this stage are still possible, but they’ll cost you more of both time and money—so get things right early.

Getting good architectural services also means getting documentation that isn’t just pretty to look at. It has to be clear and “buildable”—meaning it can actually be followed without guesswork. Architects usually use tools like AutoCAD, Revit, or even old-fashioned hand-drafting, but digital models are the go-to now for speed and accuracy.

Here’s a quick look at the average time split during a standard project. Notice how much of the work is actually in documentation:

If you’ve ever heard a builder talk about “CDs” (construction documents), this is what they mean. Getting this stage right makes everything that happens on site so much smoother. Those crisp docs are what keep the project moving, the inspectors happy, and the budget under control.

Construction Administration

This is where the rubber meets the road. Architects don’t just disappear once the drawings are on paper—they stick around to make sure your project actually gets built the way it should. During construction administration, the architect acts like your quality control, watchdog, and translator. They bridge the gap between your ideas and what the contractor is building.

Here’s what really goes down in this phase:

• Answering contractors’ questions on a daily basis
  (so you’re not bombarded by texts and emails from the site).
• Reviewing and approving materials and shop drawings.
  This keeps everyone honest about what’s getting installed.
• Making site visits to check that the work matches your plans.
  Missing these checks is one of the top reasons for expensive mistakes.
• Signing off on payments—no funny business with paying for work not actually done.
• Tackling issues as they pop up.
  Let’s face it, surprises will happen (unexpected pipes, weird city rules, or a massive scratch in your new countertop).

You might be shocked at how much goes wrong if construction administration gets skipped or rushed—one industry survey found that unresolved design questions cause up to 30% of project delays. A good architect will squash problems early, sometimes saving you thousands.

Just so you get the picture, check out how architects can help avoid trouble:

The best tip? Insist your architect includes architectural services for construction administration in your contract, even for smaller projects. It’s not a luxury—it’s your insurance against building headaches.