K. L. BURNS, ARCHITECTS
122 N. KIRKWOOD RD.
ST. LOUIS, MO 63122
I appreciate the opportunity to discuss providing Architectural Services as relates to your particular project. I have prepared an outline of services to help explain the nature of Services to be Provided. As no two projects are identical, either in terms of Services to be Provided and the resulting Fee for Services Provided, please accept this information as an outline detailing the typical actions that do occur in the process of my providing Architectural Services for your project. Some projects do not require, and some clients do not request, that all the services mentioned herein be provided.
SERVICES TO BE PROVIDED
Typically, The Services to be provided can be broken down into two main categories detailed below. They are the Schematic Phase of Services and the Construction Phase of Services. These services assume a client to intend on obtaining the services of a General Contractor to construct the proposed improvement by virtue of a Competitive Bid Process. In the case a different approach to building the improvement, certain of the steps may be deleted or modified to better suit the clients needs.
SCHEMETIC PHASE OF SERVICES
Field Measurements : Visit the project and measure Existing Conditions
As Built Drawings : Prepare background drawings based on Filed Measurements
Concept Sketches : Typically, scaled freehand sketches that demonstrate the nature of the proposed improvements
Revisions to the Sketches : Revisions, either minor of major in nature, or complete new scheme sketches that are the result of comments of the client to prior submitted drawings
Exterior Renderings or Exterior Elevations : Having arrived at an agreed to Concept Plan Sketch, these are additional Exterior Sketches or Elevations provided to demonstrate the exterior appearance of the proposed improvements
Construction Cost Projections : Based on the Plan and Exterior Sketches, a Construction Cost Projection is prepared to inform the client as to the likely range of the cost of the project. This is not a Bid to Construct the project, but rather costing information to enable a client to make a more informed decision as to proceed to the Construction Phase of Services and ultimately obtain Bid(s) from a General Contractor(s). Also, the client at this point in the procedure may elect to have a bidder review these sketches to obtain a second opinion as to the likely cost ramifications for the proposed improvements.
At the conclusion of the Schematic Phase of the Services, the client should be informed as to the Plan (how the design works), the Exterior (what appearance the project will take), and costing information. These three key pieces of information are necessary to deciding to proceed to the next phase of eservices.
CONSTRUCTION PHASE OF THE SERVICES
Construction Documents : Working drawings that are utilized for purpose of bidding, obtaining building permit, and instructions during the course of the actual construction
Bid Phase of Services : Release Construction Documents and maintain contact with bidders, answering questions they might have while preparing their final bid to build the improvement
Bid Analysis : Review the bids, once submitted. Analysis and comparison of the bids to ascertain their completeness. Assist the client in deciding on a particular contractor with consideration of cost, quality of the company, and quality of the services the builder demonstrates will be provided
Owner/Contractor Coordination Meeting : Prior to execution of a contract to construct the improvement it is normal the owner, builder and the architect will meet in person to review the project with regard to cost, scheduling, payment process and insurance issues. Often times this meeting will result in the contractor making revisions or adjustments to his or her proposal to best suit the final requirements for the project.
On Going Field Visitation : Periodic visits during the course of the construction will be made by the Architect. The visits are limited in number and may be random or may be made at the direct request of the owner or contractor depending on what issues might arise during the course of the construction. I would emphasize that the frequency of the visits is primarily a function of the complexity of the project. Certain simple projects have required no field visits whatsoever. Often times questions arising during the course of the construction may be remedied by phone or other forms of communication.
FEES FOR SERVICES RENDERED
The Architectural Services provided are invoiced based on the actual time involved in providing these services. For this reason, an exact Fee for Services is not possible to ascertain at the commencement of the project. The time component in providing Architectural Services can and does vary from project to project for any number of reasons.
A basic rule of thumb to ascertain a reasonable range of the Final Fee for Services would be as follows. Assuming the project does involve the full range of services listed prior and does proceed through to actually being constructed, a typical result is a fee in the range of 3.5% to 4.5% of the construction cost. Again, the fee is not a percentage of the cost to construct and this comparison is offered as reasonable projection as to what the Cost for Services Rendered will likely total. Some projects cost less than this range and some projects cost more than this range.
The Architectural Services Rendered are not a guarantee or warranty that the project will be constructed. The fee is due whether or not the project results in actual construction based on the time input in the project the Architect has expended prior to being notified by an owner that the project is canceled.
The Architect does not guarantee that the Original Bid Cost will be the final cost for the project once built. During the course of construction issues related to additional cost can and do arise. Be advised in advance that this is the case. We make every effort to make the initial Bid as thorough and all-inclusive as possible, but cannot state that there will be no cost increases during the progression of the work. In the end, it is the client that benefits from the improvement, both in utilizing the improvements while living in the home as well as enhanced value of the property upon it sale, and for this reason it is the clients responsibility for the initial and additional costs for construction.
INVOICING AND CONTRACTS
Invoices are typically submitted upon the completion of the Schematic Phase of Services, at the completion of the Construction Documents, and at completion of the actual construction of the project. In some circumstances, projects that are slower in progressing, additional invoice actions will occur.
Invoices are due within 14 days of receipt. Balances beyond 30 Days will be assessed an interest rate of 12% per annum.
A Written Contract is available upon the client’s request. Should you elect to proceed with the services and not request a written contract, services will be provided within the framework as outlined in this proposal. These services will be provided on the principle that the Client and Architect that the work produced does constitute the identical action as if a written contract does exist.
Ken Burns, Architect