Phases of Design
A Comprehensive Guide Through The Design Process
Date
Apr 22, 2025
Reading Time
6 Minutes
Understanding the architectural design process is essential not just for architects, but for clients, stakeholders, and builders alike. The American Institute of Architects (AIA) outlines a structured sequence of phases that guide the delivery of architectural services—each with distinct purposes, milestones, and deliverables.
In this post, we’ll dive deep into all six phases of design as defined by the AIA—from Preconcept to Construction Administration—shedding light on what happens at every stage, who’s involved, and why each phase matters.
Keep an eye open for future posts where we will deep dive into each of these phases in detail!
Phase | Goal |
|---|---|
Preconcept | Define the vision and feasibility |
Schematic Design | Establish form and function |
Design Development | Resolve systems and refine design |
Construction Documents | Create buildable, code-compliant drawings |
Bidding/Negotiation | Select the builder |
Construction Administration | Ensure construction matches intent |
1: Pre-Concept Design
Objective: Define the scope, vision, constraints, and opportunities.
Pre-design, often referred to as the "Preconcept" phase, lays the groundwork for the entire project. Here, the architect collaborates with the client to clarify goals, gather data, and assess feasibility.
Key Activities:
Site analysis and context study
Zoning and building code research
Needs assessment and program development
Sustainability and budget benchmarking
Initial project scheduling
Deliverables:
Feasibility report
Program statement
Site diagrams or massing sketches
Preliminary cost estimation
This is the time to ask the big questions:
What is the site telling us?
What are the user needs?
What are the regulatory constraints?
Is the project viable as envisioned?
2: Schematic Design (SD)
Objective: Translate goals and ideas into conceptual form.
This is when design begins to take shape visually. The architect creates multiple design schemes or massing studies to explore spatial relationships, functional layout, and formal identity.
Key Activities:
Develop conceptual site plans, floor plans, and elevations
Establish building orientation, massing, and key adjacencies
Explore material concepts and passive systems
Conduct early client review cycles
Deliverables:
Schematic floor plans and elevations
Site plan
3D renderings or physical models
Updated cost estimate and schedule
At this point, decisions about space planning, form, and the building's overall "big idea" begin to crystallize. Collaboration is key, as iterative feedback loops refine the direction before diving deeper.
3: Design Development (DD)
Objective: Refine the design and coordinate systems.
In Design Development, the architect advances the schematic concept into a resolved architectural solution. Consultants—including structural, mechanical, electrical, and plumbing (MEP) engineers—are integrated, ensuring all systems work harmoniously.
Key Activities:
Detailed coordination with structural and MEP engineers
Material selection and facade detailing
Refined plans, sections, and elevations
Sustainability strategies integrated (LEED, WELL, etc.)
Client approval checkpoints
Deliverables:
Fully dimensioned plans and building sections
Preliminary construction details
Outline specifications
Refined cost estimate and updated project timeline
Design Development is the architect’s opportunity to refine how the building will look and perform. If Schematic Design is the soul, DD is the body and bones.
4: Construction Documents (CD)
Objective: Translate design into buildable documents.
The Construction Documents phase focuses on producing comprehensive, coordinated drawings and specifications that will be used for permitting and construction. These are the contract documents—hence the alternate name for this phase.
Key Activities:
Finalize all architectural, structural, MEP, and specialty systems
Develop comprehensive drawings and technical details
Coordinate with consultants and spec writers
Submit for permits
Final quality control and internal reviews
Deliverables:
Full drawing set for bidding, permit, and construction
Project manual and technical specifications
Code compliance documentation
Final cost estimate and construction schedule
This phase is all about precision and clarity. Good CDs minimize confusion on the job site, reduce RFIs (Requests for Information), and prevent costly change orders during construction.
5: Bidding and Negotiation (B/N)
Objective: Select the right builder and finalize the construction contract.
Once CDs are complete, the architect facilitates the bidding or negotiation process with general contractors. Whether the project is competitively bid or awarded via negotiation, the goal is to establish cost certainty and construction scope.
Key Activities:
Issue Bid Packages
Host pre-bid conferences and site walkthroughs
Answer contractor RFIs
Evaluate bids for completeness and compliance
Assist client with contractor selection
Deliverables:
Bid review reports and recommendation
Addenda (if necessary)
Updated project cost and construction timeline
Architects play a key advisory role here—helping clients weigh cost vs. capability and ensuring bidders understand the scope and quality expectations.
6: Construction Administration (CA)
Objective: Ensure the project is built as designed.
Construction Administration is where the rubber meets the road. The architect visits the site regularly to observe progress, respond to field conditions, and ensure the design intent is realized.
Key Activities:
Review shop drawings and submittals
Conduct site visits and issue field reports
Respond to RFIs from contractors
Evaluate change orders
Certify payment applications
Final inspections and punch lists
Deliverables:
Submittal logs and review comments
Field observation reports
Change order documentation
Certificates of Substantial and Final Completion
While the contractor is responsible for the means and methods, the architect ensures alignment with the documents—and by extension, with the client's expectations.
Don't be Fazed
Each phase in the architectural process is a distinct world unto itself—yet part of a single, continuous journey. From the earliest sketches on trace paper to final occupancy, architects navigate complexity, align stakeholders, and breathe life into a shared vision.
Understanding the AIA's phases of design offers clarity into how architecture actually happens, and why disciplined progression is essential to project success.
Need help navigating your next project through these phases? Contact our team for expert design-build guidance from concept through completion.