5 Architecture Phases Of Design Explained

The architectural design process is structured into a series of defined phases that guide a project from initial concept through construction. These phases establish how architects organize their work, coordinate with consultants, and communicate with clients and contractors. Understanding the phases of architectural design is essential for anyone involved in a building project, as they outline the progression of decisions, drawings, and responsibilities from start to finish.

The five phases of architectural design are Schematic Design, Design Development, Construction Documents, Bidding, and Construction Administration. These phases represent the standard framework used by architects in the United States as outlined by the American Institute of Architects to develop, document, and execute building projects in a clear and organized manner.

I am Jorge Fontan, owner of Fontan Architecture, a Manhattan-based architecture firm specializing in high-end residential projects. Our work follows this structured approach to ensure that each project is carefully developed, thoroughly coordinated, and executed with precision. We guide clients through each phase of design, from early planning and concept development through detailed documentation and construction oversight, coordinating with engineers, consultants, and contractors to deliver well-designed and buildable projects.

 

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The 5 Phases of Architectural Design

Architectural services are organized into five primary phases of design. For clarity, pre-design—also referred to as feasibility study—is not formally included as one of these phases, but it plays a critical role in preparing a project before design begins. The percentages listed below represent a typical distribution of an architect’s fees across each phase.

Architectural fees are generally allocated based on the level of effort required at each stage of a project. While these percentages vary depending on project type, scope, and complexity, they serve as a useful guideline for understanding how an architect’s time and resources are distributed throughout the design and construction process.

The typical breakdown of the architectural design phases is as follows:

• Pre-Design (not part of the standard five phases)
• Schematic Design: ~15% (range: 10%–25%)
• Design Development: ~20% (range: 10%–25%)
• Construction Documents: ~40% (range: 35%–50%)
• Bidding: ~5% (may vary slightly)
• Construction Administration: ~20% (range: 20%–30% or more)

This fee distribution will vary based on the specific requirements of a project. For example, if a client requests multiple design options, physical models, or advanced 3D renderings, the Schematic Design and Design Development phase may represent a larger portion of the overall effort. If the architect is sourcing all finishes and fixtures than the construction administration phase can increase. Similarly, different architecture firms may structure their fee breakdowns differently depending on their process, level of service, and project delivery approach.

 

Pre-Design Phase / Feasibility Study

Pre-design is a general term for the work completed prior to the start of formal architectural design. This phase involves preliminary research and analysis by both the property owner and the architect to determine the feasibility and direction of a project. Clients do not always engage an architect for pre-design services, but when they do, it can provide significant clarity and reduce risk early in the process.

Pre-design may include evaluating whether a property should be purchased, identifying development potential, and establishing the fundamental parameters of a project. Zoning and building code analysis are often a primary focus at this stage, as they define what can be built in terms of use, size, and configuration. Site analysis, existing conditions assessments, and coordination with consultants—such as land surveyors—are also key components. Property surveys, for example, are performed by licensed land surveyors, not architects, but are essential to the architectural process.

This phase is also when initial project goals, scope, and budget are established. While some aspects may still be preliminary, pre-design is critical for gathering the information needed to begin design in a structured and informed way. Typical considerations during pre-design include:

• Site Analysis: Physical conditions, location constraints, and environmental factors
• Surveys and Technical Reports: Land surveys, geotechnical data, and financial considerations
• Existing Building Conditions: Hazardous material investigations such as asbestos or lead testing, if applicable
• Zoning and Code Analysis: Determining allowable use, size, and regulatory constraints
• Project Scope: Defining the extent of work and overall objectives
• Project Goals: Establishing priorities for design, function, and performance
• Building Program: A detailed list of required spaces and uses
• Project Budget: Preliminary construction and project cost expectations
• Project Schedule: Initial timeline assumptions, if available
• Project Team Selection: Identifying architects, consultants, and other key participants

Pre-design establishes the foundation for all subsequent phases, ensuring that the project begins with clear objectives, accurate information, and a realistic understanding of constraints and opportunities.

 

Schematic Design (SD)

Schematic Design is the first phase of architectural design and typically accounts for approximately 15% of the architect’s total effort and fees, although this percentage may vary depending on the project. During this phase, the architect and client establish the fundamental direction of the project, including overall goals, requirements, and design intent.

The architect conducts initial analysis of the property, including zoning and building code considerations, as well as site conditions that may influence the design. Programming is also a key component of this phase. The client provides a list of desired spaces and functions, and the architect organizes these into a coherent layout, establishing the size, location, and relationships between spaces.

The primary objective of schematic design is to define the overall form, scale, and organization of the building. This includes developing preliminary floor plans, basic exterior design concepts, and a general understanding of how the building or interior will look and function. The work in this phase is exploratory and iterative, involving sketches, diagrams, and ongoing discussions with the client to evaluate options and refine the design direction.

Schematic Design focuses on the big picture rather than detailed resolution. Once a clear design concept is established and approved, the architect and client proceed to the next phase, where the project is developed in greater detail.

 

Design Development (DD)

The Design Development phase typically accounts for approximately 20% of the architect’s total effort and fees, although this may vary depending on the project. During this phase, the design established in Schematic Design is further refined and developed with greater specificity and coordination.

The architect and client work together to select materials, finishes, and building components, including items such as windows, doors, fixtures, and appliances. The architectural drawings are expanded to incorporate more detailed information, and the design begins to take on a more defined and realistic form. At the same time, engineering systems are developed in coordination with consultants, including structural, mechanical, electrical, plumbing, and energy systems, along with any other project-specific requirements.

The primary objective of Design Development is to fully resolve the design intent of the project. By the end of this phase, the overall design—both interior and exterior—is substantially defined, and major systems and materials are selected or well underway. This phase establishes a coordinated and detailed design that serves as the basis for the preparation of construction documents in the next phase.

 

Construction Documents (CD)

The Construction Documents phase is typically the most extensive portion of the architect’s work, accounting for approximately 40% of the total effort and fees, although this may vary depending on the project and the firm. During this phase, the architect and consultants finalize all technical aspects of the design and fully coordinate the building systems.

This includes detailed architectural drawings and specifications, as well as the integration of structural, mechanical, electrical, plumbing, and other engineering systems. All materials, components, and assemblies are selected, defined, and scheduled. The intent of this phase is to produce a complete and coordinated set of documents that clearly communicate the design and technical requirements of the project.

The architect prepares multiple drawing sets for different purposes. These typically include a filing set for submission to the Department of Buildings (or the relevant authorities having jurisdiction), as well as a comprehensive set of construction drawings used by contractors for pricing and building the project.

 

Bidding

The Bidding phase is when the owner selects a contractor and prepares to enter into a construction agreement. This phase typically accounts for approximately 5% of the architect’s time and fees, although it may vary depending on the project. The owner may obtain competitive bids from multiple contractors or choose to work directly with a selected contractor.

During this phase, the architect assists the client by responding to contractor questions, clarifying the construction documents, and issuing any additional information required for pricing. The goal is to ensure that contractors have a clear and consistent understanding of the project so that bids are accurate and comparable.

Bidding can occur after the completion of construction documents, but in some cases, a contractor may be engaged earlier in the process. Early contractor involvement can provide valuable input on cost, constructability, and scheduling during Schematic Design and Design Development. However, pricing is generally more accurate when based on a fully developed set of construction documents.

It is important to note that only a contractor can provide a guaranteed construction cost. Architects and cost estimators can develop informed budget estimates, but final pricing is determined by the contractor based on market conditions, labor, materials, and project-specific factors.

 

Construction Administration (CA)

Construction Administration is the final phase of architectural services and typically accounts for up to 20% of the architect’s total effort and fees, although this may vary by project. While this phase often spans the longest duration of time, it does not usually represent the majority of the architect’s workload.

During Construction Administration, the architect does not supervise construction but acts as a representative of the design intent. The architect periodically visits the site to observe progress and verify that the work is generally consistent with the construction documents. The architect may also review contractor payment applications to confirm that the work completed aligns with the amounts requested.

Throughout construction, the architect responds to contractor questions, issues clarifications, and provides additional documentation as needed. Changes to the project may occur during construction, and these are typically addressed through change orders, which may involve additional architectural services depending on the scope and complexity of the revisions.

In New York City, the New York City Department of Buildings requires architects and engineers to perform specific progress inspections and submit technical reports throughout construction. Some inspections must be conducted by the architect, while others require licensed third-party special inspection agencies, depending on the scope of work and applicable regulations.

The architect remains involved through the completion of construction, including final inspections and closeout. This phase concludes when the project is complete and the owner obtains a Certificate of Occupancy or final sign-off from the relevant authorities.

 

Architectural Design Process Steps

The architectural design process is structured to guide a project from initial concept through construction in a clear and organized manner. The five phases of design provide a framework for how architects develop ideas, coordinate with consultants, and deliver fully realized building projects.

As an architect, I study and apply this process in practice. This article outlines the fundamental concepts behind the five phases of design, providing a general overview of how architectural services are organized. While every project has unique conditions and requirements, these phases serve as a consistent foundation for understanding how buildings are designed and executed.