Architect Services; normal and additional services – Nigeria.

When you intend to engage an Architect to help you realize that dream project,be informed that their is scope of professional services rendered by the Architect which will be classified into two; normal Services and Additional Services.

Before we go into the services of an Architect. It is good to know when the Architect is a prime consultant for a project or consultant and which project can Architect be a prime consultant just like civil engineer services.

Can Architect be a prime consultant ?

Yes, Architect can be a prime consultant when he is the leader of the team of consultants on a project. He conceives and initiates the project, produces the guiding designs or sketches, co-ordinates and in some cases manages the project.

Which project can Architect be a prime consultant ?

An Architect can be a prime consultant on all building projects including new construction, maintenance ( renovation, rehabilitation, restoration, refurbishing of existing buildings) and furnishing works among others.

Normal services

The normal services of an Architect can be classified into 3 stages. Each stage when completed there is a percentage of money to be paid to the Architect based on professional scale of fees but we are not discussing fees payment maybe next article.

Stage 1: preliminary Design

(1) The Architect obtains Client briefing and requirements including survey plans and other statutory documents, visiting and appraising and analysing the site, sourcing of statutory designing data and information. Analysing the Client’s requirements and sourcing other consultants input there in.

(2) Preparing illustrating and describing outline proposals in an appropriate scale. While on maintenance works, detailed schedule of dilapidation to include extent and level of damages, deterioration, desrepair and defects among others shall accompany the proposal.

(3) Advising, guiding the Client on the need to take any major decisions required and receiving appropriate approval.

(4) Preparing appropriate design schemes consisting of drawings and outline specifications sufficient to indicate spatial arrangements, material usage and design configuration with site arrangements and Architectural massing. While on maintenance works, appropriate re- detailing, repair/ replacement schedule and specifications shall accompany the proposal.

Stage 2: production, working drawings, specifications and details.

Preparation of comprehensive working drawings and contract documents including Design/ technical specifications. The detailed working/ construction drawings shall include:

(1) Detailed site plan showing the design orientation and configuration, statutory setbacks, External works; septic tanks, soak away pits and inspection chambers, gates, fence location, parking and any other Design information relevant to the scheme.

(2) Overall plans of the scheme for all floors including roof plans, detailed dimensions, annotations and blown up details of all parts in appropriate scale for other consultants use and construction works.

(3) Detailed sections, elevations, wall and floor finishes, construction details and levels.

(4) Working details, window and door schedules, ironmongery schedule fittings and fixtures.

(5) Detailed materials specification book and painting schedules for the scheme.

(6) Co-ordination and reconcilation of all the drawings and inputs of other consultants and specialists.

(7) Obtaining information and other design from manufacturer and suppliers for the purpose of detailing Design schemes and cost control.

(8) Providing appropriate information and drawings and specifications for preparation of Bills of quantities.

(9) Reconciling all structural drawings and their specifications with the architectural design to ensure that there are no conflicts or discrepancies.

(10) Reconciling all Mechanical, Electrical and other specialists drawings and their specifications with the architectural design to ensure that there are no conflicts or discrepancies.

(11) Reconciling all final bill of quantities with the detailed Architectural Design, working/construction drawings and specifications to ensure that there are no conflicts or discrepancies.

(12) Co-ordination of reconcilation of all final designs, specifications, Bills of quantities, other tender/ contract documents and inputs of all consultants to ensure that there are no conflict or discrepancies.

(13) Avail the Client with the appropriate form of contract and advising and guiding the client in the pre-qualification of all contractors for the works.

(14) Preparing the form of Tender and issuing invitation to tender.

(15) Issuance and collation of all tender documents to and from Tenderers, Preparing the appropriate contract agreement with all conditions applicable for the works.

Stage 3: Obtaining Tenders To completion.

(1) Obtaining, analysing as it relates to Architect’s works ( preference, quality of works executed, machinery equipment capability/ competence, category of statutory registration, etc) and full report on Tenders, Preparing and Advising on the contract and the appointment of the contractor.

(2) Arrange for the works contractor to take possession of the site.

(3) Examing, reviewing and approving the contractor work programme.

(4) Suppervision and co- ordination of all site works including per month formal site visit and technical meetings.

(5) Producing and circulating the minutes of such meetings to all parties.

(6) Issuing payment certificates and other administrative duties including submission of a progress report to the client quarterly or as agreed.

(7) The normal Services allow for one formal site visit per month at which meetings is held as earlier mentioned above.

(8) The consultant Architect shall make additional periodic visit to the sites as appropriate to supervise generally the progress and quality of the work.

(9) Upon the practical completion of the works, the consultant Architect shall visit the site with the Client or his duly appointed representative and all interested parties for the purpose of handing over the building to the client and agree on the expiry date of the defects liability period.

(10) Upon this agreed date the consultant Architect shall make a first inspection and upon the expiry of a mutually agreed period for the rectification of defects,he shall make final inspections of the works. Any further visits required shall be regarded as additional services.

(11) Issuing a certificate of the practical completion of the works and the final payment certificate.

Additional Services

Additional Services May be required according to the circumstances of the project to augment the normal services. These additional services will be charged differently from normal Services depending on the nature of work to do. The amount to be charged is based on Remuneration or as agreed with the employer before commencement of the work which will be spelt out in the first schedule. The services include;

1. Feasibility studies

Understanding a preliminary technical appraisal of a project sufficient to enable the employer to decide whether and in what form to proceed. Sourcing, Planning approval requirements and or making application for outline planning approval, such appraisal may include programme and a proposed contract procedure.

2. Sites and Buildings

Advising on the selection and suitability of sites, conducting negotiations, concerned with sites for new building or of existing buildings. These include;

(a) Undertaking visits, Preparing reports or giving general advice on the condition of the premises.

(b) Preparing schedules of dilapidation and agreeing them with other parties; taking particulars on site, Preparing specifications for repairs and supervising their execution.

(c) Undertaking investigations, the limits of which shall be clearly defined and agreed in writing such as are necessary to ascertain whether or not there are defects in the wall, roof, floors, and drains of a building which may materially affect its life and value.

(d) Preparation of measure drawings of existing building.

(e) Preparation layout of Parks and garden, and landscape design.

(f) Specialist advice on the selection of plants and materials, visits to nurseries etc.

3. Development plan

Preparing development plans, which will be carried out over a number of years for any large building or complex of Buildings. Fees for Preparing development plans shall in all cases be additional to percentage fee for the normal service.

4. Development studies

(a) Where the employer’s initial statement in stage 1 requires special services such as operational research including work study before consideration of the brief and development of a preliminary design such services shall constitute an additional service.

(b) Where the development of a final design in Stage 2 or Design details involves special constructional research including Design, construction or testing of prototype buildings and models, such research shall constitute an additional service.

5. Special drawings and models

Preparing any drawings, working and for finished models, three dimensional drawings or technical information specially for the use of the employer or for planning, by-laws or building regulation approvals, for negotiations with ground landlords, adjoining owners, public authorities, licensing authorities, mortgagors and others.

6. Special meetings

Special meetings arising from application for planning, building by-laws, Building Act or Building Regulation approvals.

7. Redesigns and additional Design work

Extra work at any time due to changes in an approved Design resulting from changes in the employer’s instructions or any other cause beyond the control of the consultant. The employer is particularly reminded of the considerable extra charges which may be incurred as follows:

(a) Amending design details already prepared or for Preparing new drawings because of alterations in the brief after employer’s approval of a final design.

(b) Amending Production information because of changes in location, sizes or shape after the approved of design details.

(c) Amending Production information already prepared or for Preparing additional information because of changes required after commencement of Buildings operations.

(d) Additional work required to be carried out as a result of damages or destruction of any part of the works, materials or equipment before completion.

8. Delays in the works

Additional work arising from delay in building operations whether arising from bankruptcy or liquidation of the contractor or From any other cause beyond the control of the consultant.

9. Interior design

Where Special services in respect of interior design work are provided including advice on the selection of furniture, fittings,soft furnishings, and inspection of making up such furnishings in a new building or existing building the percentage fee for each stage of service shall be negotiated between the Architect and the Client.

10. Furniture and fittings

These include the following:

(a) For Advising on the selection and suitability of loose furniture, fittings and soft furnishing where a service as described in normal service is not provided, the fees shall be negotiated.

(b) For the design of Special items of furniture and fittings for limited Production only including Designs for garden furniture, the fee shall be negotiated.

(c) Payment for the design of mass produced items of furniture may be by royalty or by time charges and scale of copyright, fees for the design of prototypes may be an advance on royalties.

(d) For Advising on the commission of Special works of art, the selection of paintings and sculptures etc for liaising with artists and for advising on installation of the artwork, fees shall be negotiated.

(e) For Preparing artwork, murals and other studies of final work where no separate artist is employed,fees shall be negotiated.

11. Litigation and Arbitration

For qualifying to give evidence, getting proof, attending conferences with solicitors and counsel attendance in court or at Arbitration or Planning inquiries or before other tribunals for services in connection with litigation or for arbitration,a negotiated fee shall be agreed.

12. Suppervission

These include the following:

(a) For Providing Resident Suppervission on a site a monthly charge shall be made computed in accordance with the approved man-month rates.

(b) For Providing suppervission by site visits beyond the original contract period ( during and extended construction period) the charge shall be based on the man-month rate charges.

(c) For each additional site visit required by the employer during the contract period over and above the normal service the charge shall be the same as the man-month charge for each visit during the normal visit.

13. Project Management

It include the following:

(a) Identification of the client’s objectives and priorities

(b) Development and preparation of the brief

(c) Prepare on option/ feasibility report

(d) Execute a risk analysis exercise

(e) Establish the budget and the total project programme

(f) Advice on the design team selection.

(g) Establish and manage integrated communication and information systems between the Client and the Design Team.

(h) Advise on the appropriate procurement strategy.

(I) Establish the pre- contract control systems and execute a value analysis exercise.

(j) Monitor planning permission and other statutory consents.

(k) Facilitate and receive Tenders evaluation/ report including the selection of contractors

(l) Establish the post contract time, cost and quality control and management systems.

(m) Monitor and receive from prime consultant, report regularly through to the project completion commissioning and occupation.

Read also civil engineer Services.

Architect duties and responsibilities.

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