P R O F E S S I O N A L

S E R V I C E S

MIA offers a wide variety of services that are part and parcel of the process in which an architectural project becomes manifest. It is illustrated in the graphic below as outlined by RAIC Document 6.

F U N C T I O N A L P R O G R A M M I N G

A written statement that describes various criteria and data for a building project, including design objectives, site requirements and constraints, spatial requirements, relationships, building systems and equipment, and future expandability.

F E A S I B I L I T Y S T U D Y

A feasibility study is a preliminary exploration of a proposed project or undertaking to determine its merits and viability. A feasibility study aims to provide an independent assessment that examines all aspects of a proposed project, including technical, economic, financial, legal, and environmental considerations. Typically in this service zoning requirements, preliminary costing, building size, preliminary Building Cone analyses and scope of work are contrasted with the proposed budget by the client in order to determine the project’s viability. If cost matches the determinants of zoning, the building code and the design of the proposed building, the project can move forward. If not, the project can be terminated or an option to scale down may be investigated. 

C O N C E P T U A L D E S I G N

Conceptual design is an early phase of the design process, in which the broad outlines of the function and form of something are articulated. It includes the design of interactions, experiences, processes, and strategies. In this phase, what has been determined by the feasibility study is developed into a vision. A vision for the project is a form and source of inspiration by which the building becomes informed by. It is the origin point, the spiritual centre of the values and aspirations instilled by the client, the design team, and the future users of the space that aims to go beyond the utilitarian modality of a building into a form of architecture. 

S C H E M A T I C D E S I G N

Schematic design is the phase of the project during which the client’s requirements and desires determined in the pre-design phase are resolved into physical, architectural form. The purpose of this phase is to transform the results of the pre-design investigations into a concept of “what will be built.” The term also represents the important illustrative stage where architects can provide added value by using their creativity and ability to synthesize various, often competing requirements. At this stage, the architect and the client begin by agreeing on an architectural expression representing a synthesis of the following elements:

• the character of the site (including physical features, local surroundings and neighbourhood, landscape features, and regulatory restrictions);

• the space planning requirements described in the client’s functional program;

• the image or philosophical objectives that the client wants to project;

• the design approach of the architect.

D E S I G N D E V E L O P M E N T

During the design development phase, the selected scheme, which was prepared during the schematic design phase, is refined and developed in more detail. Whereas the schematic design generally describes “what” is being built, the design development phase explores and determines “how” it is being built and how it will operate, with design features of the project more fully developed.

C O N S T R U C T I O N D R A W I N G S

The construction documents stage of the design services is generally where:

• The client’s project objectives as defined at the pre-design stage are captured for construction, especially with respect to costs, time and overarching considerations such as sustainability, durability, life cycle, etc.;

• The architect’s design intents formulated at the schematic design and design development stages are also described in detail in both drawings and text for construction.

Construction documents are also the architect’s primary reference and resource in performing construction contract administration services. It is important, therefore, that construction documents provide a transparent, straightforward and unambiguous basis for construction contract administration services in order to minimize the opportunities for disagreements, disputes or claims to arise from contractors. It is at this stage that the project information developed and consolidated at the previous stages and accepted by the client comes together in the building’s definitive design solutions for all its elements and components, across all disciplines and at a level of comprehensiveness, depth, and precision appropriate to the project’s chosen methods of procurement, construction work and delivery.

P R O C U R E M E N T

Calling bids and awarding the construction contract must follow strict rules. Deviation from accepted tendering practices can result in violations of the Canadian common law associated with tendering and bidding. The architect should always be cognizant that construction contractors, trades, and product suppliers invest significant resources in creating the bid. Ensuring a fair and transparent process for all who are competing for the work is paramount to maintaining a professional relationship and respect in the industry. In brief, procuring a construction contractor involves the following steps:

• planning the method of procurement;

• prequalification of tenderers;

• conducting the tender;

• evaluating the tenders;

• awarding the construction contract.

C O N T R A C T A D M I N I S T R A T I O N A N D F I E L D R E V I E W

At the start of construction a new participant – the contractor – is introduced to the project and takes on the responsibility and control of the construction. The architect also takes on new responsibilities that support both the client’s and the contractor’s interests in the successful completion of the construction phase. The architect has regulatory responsibilities to determine that the work is in general conformity with the contract documents that cannot be removed and avoided by contract. The office functions and field functions of contract administration are done concurrently and in a coordinating fashion. The term “office functions” is used to describe those activities commonly associated with a review of documents and samples submitted for review and/or approval, construction contract change management, contractor payment application review and certification, and other activities not conducted at the place of the work. The terms used to describe the field functions of contract administration and activities conducted on-site or out of the office are:

• field review;

• general review;

• site review;

• site observations.

T A K E - O V E R &

C O M M I S S I O N I N G

Takeover procedures are a normal part of the architect’s basic services that close the contract administration phase. The takeover deliverables should be clearly specified in the general requirements section of specifications listing the owner’s requirements for record documents, demonstration and training, and operations and maintenance documentation. After the takeover, the architect is responsible for reviewing defects and deficiencies during the warranty period and for notifying the contractor of items to be corrected. Most client-architect agreements terminate after the one-year warranty period. Therefore, work extending beyond this period is an additional service. Commissioning is a systematic process of ensuring that new building systems perform according to the documented design intent and the owner’s operational needs, and that specified system documentation and training are provided to the facility staff.