Richard John Torres Architect AIA

Basic Services 

Preliminary / Schematic Design Phase

• Review, ascertain and evaluate Owner’s program, schedule and budget. 
• Establish a mutual understanding of such requirements with the Owner.
• Analyze zoning, building code and site conditions.
• Perform field surveys and prepare existing condition drawings.

Design Development Phase

• Prepare preliminary design drawings for review and comment by the Owner.
• Revise and review design in consultation with the Owner.
• Estimate preliminary construction cost.

Construction Documents Phase

• Prepare Construction Documents including Construction Drawings and  Specifications.
• Assist the Owner in preparing bidding information, bid forms, the conditions of the contract, and the form of agreement between the Owner and the contractor.
• Assist the Owner with filing procedures with the required authorities having jurisdiction over the project.

Bidding and Negotiation Phase

• Assist the Owner in obtaining bids and proposals.
• Assist in awarding and preparing contracts for construction.

Construction Contract Administration Phase

• Perform site visits.
• Review and process all payment applications.
• Process change orders.
• Prepare Punch lists and project closeout.