Embarking on an architectural design and construction project is an exciting and complex endeavor.
From the initial spark of an idea to the final realization of a stunning construction, architects generally follow a systematic six-phase process, each characterized by specific objectives and crucial decisions that need to be made before progressing to the next phase.
The extent of each phase may vary depending on the project’s size and the client’s expertise. Project-specific assessments should be conducted to determine the level of guidance required in each phase, and whether all or only individual phases may be required, ensuring every detail aligns with their client’s vision, budget, needs, and functional requirements, in compliance with building codes and zoning regulations.
Phase One
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Planning (EN)
Planlægning (DA)
Planificación (ES)
Objectives:
To create a construction program to state where you want to go with your project.
To get a concrete first idea of your new house’s appearance and the overall location of the various rooms in the house.
Meetings:
1st meeting, at the beginning of the phase.
2nd meeting, at the end of the phase.
Products or services provided:
- Three proposal drafts.
- Global estimate per built area.
- Initial program.
- Explanatory report.
Programming (EN)
Indledende rådgivning (DA)
Programación (ES)?
Architects meet with clients to discuss and understand their goals, aspirations, and specific needs. This consultation helps architects gather essential information, such as project scope, budget, and timeline.
Preliminary Studies (EN)
Forundersøgelser (DA)
Estudios Previos (ES)
Before diving into the design process, architects conduct a comprehensive Site Analysis and Feasibility Study, evaluating factors like site topography, climate, environmental impact, zoning regulations, and any potential limitations. Additionally, architects assess the feasibility of the project, considering factors such as structural integrity, code compliance, and potential risks.
Schematic Design (EN)
Ideoplæg (DA)
Diseno esquematico (ES)
Based on the collected information and analysis, architects proceed to the conceptual design phase. Here, they create initial design ideas and undimensioned plan sketches to visually represent the vision of the project. This stage allows architects to explore different design options and finally present two or three proposals to the client, together with a global estimate per built area, the initial program, and an explanatory report of the general solutions adopted. After, in collaboration with the client, they define the construction program with a concept that outlines the design direction, spatial layout, and overall aesthetic that best aligns with the client’s preferences.
Phase Two
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Design Development (EN)
Forslag (DA)
Anteproyecto (ES)
Objective:
To define the shape and materials of the house.
Meetings:
3rd meeting, in the middle of the phase.
4th meeting, at the end of the phase.
Products or services provided:
- Floor plans.
- Elevations drawings.
- Sections drawings.
- 3D visualizations.
- A descriptive report of the general characteristics of the work and justifications for the specific solutions.
- Global estimate of each chapter, trade, or technology.
Once the conceptual design is approved, starting with the initial construction program, the architect will work on developing the design further. Here, they delve into creating determined floor plans, elevations, sections, and 3D visualizations for your construction. The drawings show the sizes, heights, and locations of rooms. Overall materials for floors, walls, and ceilings are chosen. In addition, construction principles and principles for technical solutions, such as ventilation ducts and space for technology.
This stage begins integrating other technical aspects, such as structural systems, sustainability, energy efficiency, and building codes. A descriptive report of the general characteristics of the work and justifications for the specific solutions will be made, together with a global estimate of each chapter, trade, or technology.
Phase Three
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Permit application (EN)
Myndighedsprojekt (DA)
Proyecto Basico (ES)
Objective:
Denmark: To obtain a building permit.
Spain: To obtain a design approval from the City Hall (Ayuntamiento).
Meetings:
5th meeting, at the end of the phase.
Products or services provided:
- Site Plan
- Floor plans.
- Sections drawings.
- Elevations drawings.
- 3D visualizations.
- Description of the construction project.
- The municipality’s requirements concerning building permits.
- Any eventually needed permits according to other legislation.
- Submission of application via Construction and Environment Authorities (DA: Byg og Milj).
Before construction can begin, a building permit must be obtained from the municipality. The same applies after construction, where an occupancy permit must be granted. Architects prepare and obtain the necessary documentation to be submitted to the authorities. The sketches from the Design Development phase are adjusted and complemented, together with a description of the construction project, so that they meet the authorities’ requirements for issuing a building permit. This phase also involves collaboration with engineers and other specialists to ensure compliance with relevant codes and regulations.
Optional: Extended Permit Application (EN)
Valgfri: Udvidet Myndighedsprojekt (DA)
Opcional: Proyecto Basico Extendido (ES)
We can produce the permit application drawings by making them more detailed. This will provide an opportunity to obtain prices from a general contractor. Whether it pays to hand over the remaining part of the planning to the contractor depends on the size, shape, and complexity of the specific project.
Phase Four
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Construction Documentation (EN)
Udbudsprojekt (DA)
Proyecto de Ejecución (ES)
Objective:
Denmark
To find the right contractor to carry out the construction project.
Spain
To obtain a building permit from the Official Association of Architects (Visado del Colegio Oficial de Arquitectos).
To find the right contractor to carry out the construction project.
Meetings:
Denmark
6th meeting, when the bidding documentation is ready.
7th meeting, at the end of the phase when contracts are in place.
Spain
6th meeting, when the “Proyecto de ejecución” is ready to be submited to the Official Association of Architects.
7th meeting, when the building permit has been granted.
In the event the architect is tasked with supporting the stage of hiring contractors:
8th meeting, when the bidding documentation is ready.
9th meeting, at the end of the phase when contracts are in place.
Products or services provided:
Denmark
- Overview drawings
- Master drawings,
- Building component drawings
- Detail drawings
- Detailed descriptions of requirements for materials and construction
- Schedule of the construction phases
- Tender letters and offer lists
- Agreements and contracts with the best cost-friendly contractors
Spain
- Overview drawings
- Master drawings,
- Building component drawings
- Detail drawings
- Detailed descriptions of requirements for materials and construction
- The Official Association of Architects‘s requirements concerning building permits.
- Any eventually needed permits according to other legislation.
- Submission of application via Construction and Environment Authorities.
In the event the architect is tasked with supporting the stage of hiring contractors:
- Schedule of the construction phases
- Tender letters and offer lists
- Agreements and contracts with the best cost-friendly contractors
During this phase, architects prepare detailed construction documentation. In Spain thi is also needed to obtain a building permit.
In general it serves as a roadmap for the builders and contractors to construct the building or structure. These documents include detailed architectural plans, elevations, sections, details, and specifications for technical, general, and particular conditions.
In the event the architect is tasked with supporting the stage of hiring contractors, the architect assists the client in selecting qualified contractors through a competitive bidding process. They assess contractors’ credentials, review bids, project timelines, and proposed construction methodologies, helping clients make informed decisions. This step plays a crucial role in ensuring a successful construction phase.
Phase Five
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Construction Administration (EN)
Udfrelse og Aflevering (DA)
Dirección de Obra (ES)
Objective:
To build your dream house and deliver it to the quality you have asked for.
Meetings:
The quantity depends on the schedule of the construction phases and the size and stage of the construction.
Products or services provided:
- Thorough supervision.
- Check the quality of the work performed.
- Ensure the execution is according to the project material.
- Continuous inspection notes with photo documentation
- Construction meetings and related records.
- Updating construction accounting and ensuring that schedule and budget are met.
Once construction begins, architects provide on-site supervision and act as a liaison between the client and the contractor throughout all stages of the construction process. Starting with the approval of the construction stakeout, followed by the completion of the structure and roof work, and issuing the work certifications. They review progress, address any construction-related challenges, and ensure that the project is executed following the approved plans and specifications. Architects also manage any necessary modifications or adjustments that may arise during the construction phase.
General contractor or Contractors by trade or technology (Hoved- oder Fagentreprise)
In the case of contractors by trade or technology, we handle the day-to-day construction management on the site and will represent you as the client to all craftsmen. We hold construction meetings and take minutes.
In the case of a general contractor, it is the chosen main contractor who also has day-to-day construction management on the site. As impartial advisers, we represent you as the developer on the site by attending and saving for construction meetings and carrying out ongoing random checks.
In both forms of contract, we carry out project follow-up and professional supervision, as well as quality, financial, and time management.
Phase Six
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Certificate of Substantial Completion (EN)
Aflevering (DA)
Liquidación y Recepción de Obra (ES)
Objective:
When construction is completed, formally hand it over to you, the client.
Meetings:
One meeting at the end of the phase.
Products or services provided:
- Review of the construction to detect any defects and deficiencies
- Deadlines for correction of errors
- Pricing the deficiencies and following up on their implementation
- Documentation that the construction complies with applicable plans and energy requirements as well as
- building regulations so that the construction can be declared complete.
- Notification of completion via Construction and Environment Authorities (Byg og Milj)
Upon the completion of construction, architects conduct a final walk through to ensure that the finished structure aligns with the design intent and meets the client’s expectations. They address any remaining issues with contractors, and a reasonable (but short) deadline for rectification is agreed upon. In the same way, a review of the construction is carried out after 1 and 5 years, respectively.
Before the building can be put into use, a commissioning permit must be granted. To obtain an occupancy permit, the municipality must assess whether all laws and regulations are met as stated in the building permit and the building regulations. A report of completion contains, among other things, drawings of the construction and calculations of the construction and energy framework.
