Our Services
We will work with you from the establishment of your project through to completion, offering guidance throughout all stages of your project. The following is an overview of a typical architectural process for a small scale residential or commercial project.
There are many different types of project delivery strategies, and we are happy to discuss the various options available to you.
It is important that a project begins well.
An agreement for architectural services is completed between ALL Together Architecture Limited and the Client, and the appropriate information is gathered to enable the subsequent project stages to be undertaken.
Tasks which are typically involved in this stage include (but are not limited to):
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Preparation of the brief including project objectives, scope and constraints
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Definition of Health & Safety in Design (HSiD) objectives including identification of project risks
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Establishment of project requirements in consultation with the Territorial/Building Consent Authority
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Preparation of preliminary programme of work highlighting key tasks, dates and project timeline, in consultation with the Client
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Preparation of the project feasibility study to confirm the projects viability
ALL Together Architecture Limited will produce concept design drawings in consultation with the Client, which explore the form and basic layout of the proposed building and/or landscape. The concept will be developed within the constraints of the territorial authority and regulatory requirements surrounding the site and project.
At the end of the concept design stage, it is recommended that the Client engage a Quantity Surveyor (QS) to establish a budget estimate for the project.
Tasks which are typically involved in this stage include (but are not limited to):
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Site inspections and analysis
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Review of the options for environmentally sustainable design
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Preparation of concept design drawings
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Consultation with the Territorial/Building Consent Authority
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Assessment and selection of other consultants (Geotechnical Engineer, Land Surveyor, Structural Engineer)
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Updating of preliminary programme of work
The approved concept design is refined to provide appropriate relationships and sizes of spaces with a focus on natural light, form, massing and fenestration. The input of other consultants is included and coordinated.
The design is further refined to provide a set of documents which include drawings and an outline specification, with all of the elements of the building being identified and coordinated, including structural elements, building services, and materials and finishes.
At the end of the developed design stage, the project should be clearly defined, and a resource consent (if required) may be applied for. It is recommended that the Client engage a Quantity Surveyor (QS) again at the end of this stage, to establish a preliminary estimate of cost.
Tasks which are typically involved in this stage include (but are not limited to):
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Preparation and updating of the Health & Safety in Design (HSiD) Register with input from other consultants including the Client
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Preparation, review and development of the design drawings and outline specification in consultation with Client
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Production of sketches of the critical construction details
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Review and evaluation of the design input from other consultants coordinating and integrating this information with the architectural design
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Preparation of the full programme of work
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Preparation and lodgment of the application for resource consent (if required)
Detailed drawings and specifications are required to enable a building consent application to be compiled and submitted, and for the tendering and negotiation of a building contract to be undertaken.
At the end of the detailed design and documentation stage, the Client may wish to again engage a Quantity Surveyor (QS) to establish a detailed estimate of construction cost.
Tasks which are typically involved in this stage include (but are not limited to):
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Updating the programme of work
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Preparation of detailed design drawings to sufficient detail to enable; 1) an application for building consent to be compiled and lodged, 2) tendering and negotiation of a building contract to be undertaken, and 3) construction work to commence
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Preparation of detailed specifications
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Preparation and lodgment of the application for building consent
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Agreement of contractor procurement methodology with Client (see 05 Contractor Procurement)
ALL Together Architecture Limited can be engaged by the Client to assist with the procurement of a contractor who will undertake the construction work.
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Contractor procurement is the task of identifying and appointing a builder (also known as a contractor), who is suitably qualified and experienced, to undertake the building work.
A contractor can be identified through a tender process, whereby a set of tender documents are submitted to a group of one to three builders for pricing.
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Tasks which are typically involved in this stage include (but are not limited to):
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Production of tender documents including specific and general conditions of tender, tender submission and tender summary documents, architectural drawings and specification, and consultants' documents
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Issue of an invitation letter and tender documents to selected contractors
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Checking of received tenders for compliance with the tender documents
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Preparation of a report with recommendations for the Client, and notification of both successful and unsuccessful contractors
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Selection of a suitable Contractor
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Preparation of the contract documents for signing by the Client and the Contractor
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ALL Together Architecture Limited can be engaged by the Client to undertake the contract administration and observation.
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Contract administration relates to the management of the construction contract between the Client and the Contractor. The observation of the contract works relates to the monitoring of the construction with respect to the drawings, specifications and other design documents that form part of the contract.
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Tasks which are typically involved in this stage include (but are not limited to):
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Undertaking of regular site visits
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Liaison with and coordinating consultants
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Review and monitoring of the programme of work
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Review of the contractor design information to determine if the construction materials and installations are in accordance with the contract documents
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Issue of variations and instructions
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Assessment of the contractor’s payment claims
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Issue of certificates for payment
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Assessment of any extension of time claims
It is really important for a project to end well.
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If ALL Together Architecture Limited have been engaged by the Client to administer the construction contract, we will undertake a thorough inspection of the building work and list any minor omissions or defects prior to issuing the Practical Completion Certificate.
Following this, there is a three-month Defects Liability Period during which the contractor must correct any deferred work or defects. At the end of this three-month period, we will carry out a further inspection to ensure that the list of minor omissions or defects have been completed/rectified before issuing a Defects Liability Certificate.
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Tasks which are typically involved in this stage include (but are not limited to):
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Undertaking of site inspections
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Issue of the necessary certificates
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Notification of any faults during the Defects Liability Period
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Authorisation of the release of retentions (retentions are sums of money held back from the Contractor until the agreed work has been completed satisfactorily)
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Review of all material warranties supplied by the Contractor
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Provision of maintenance information (requirements and cleaning guidelines) for the various materials and fixtures in the building
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Application for a Code Compliance Certificate (CCC) from the Building Consent Authority which states that the building work has been completed in accordance with the building consent drawings, specification and documentation