Most clients build once, maybe twice, in a lifetime — so the process shouldn’t be a mystery. Click through each phase to see what happens, how long it takes, and what you’ll be asked to decide.

Pre-Design · Before Design Services Begin2–4 weeks

Pre Design

The information-gathering phase that becomes the cornerstone of your project. The goal is to learn everything possible about your wants, needs, and goals — through a comprehensive first meeting and assessments of existing conditions, site considerations, code factors, and growth projections.

This information is used to make recommendations on building size, location, configuration, and orientation.

Pre-Design sits outside our standard design phases. The Needs & Options Review is offered at a small one-time fee and includes a rough program and an estimated project budget — the numbers you need to make the decisions that shape everything downstream. Our design services proper begin with Schematic Design.

For campuses, multi-building sites, or phased growth, we also offer Master Planning — a long-range road map that sequences buildings, site work, and budgets over time, so every phase you build works toward the whole.

NOR needs & options review SP space programming MP master planning

What’s involved

  • Assess project needs
  • Needs & Options Review — feasibility & alternate options
  • Survey of existing conditions
  • Background research on site & location
  • Space programming
  • Land use & zoning requirements

Needs & Options Review: a small one-time fee — includes a rough program & estimated project budget.

Design + Documentation · Phase 1 of 54–6 weeks

Schematic Design

The beginning of the design process, where we translate the space program and project goals into an aesthetic, efficient building design. This is an explorative phase: multiple concepts and plan options are tested before we present our final curated design ideas for review.

We develop elevations and 3D mass models early to maximize natural lighting and ventilation, then conduct a color, material & form survey to qualify your aesthetic preferences before producing an exterior rendering.

SD I conceptual design SD II schematic design

What’s involved

  • Preliminary plans & exterior elevations
  • Material, color & form feedback survey
  • Client review & refinement
  • 3D sketch models
  • 3D exterior renderings

15% of the basic-services fee

Design + Documentation · Phase 2 of 56–8 weeks

Design Development

The approved concept becomes a fully functional building, developed in two parts with a strategic client review meeting between them. By the end, the exterior is largely complete, the interior layout finished, dimensions finalized, and most materials selected.

You’ll select interior and exterior materials from curated physical samples and weigh in on millwork, door hardware, ceiling & wall construction, and more — insights we fold directly into the drawing set.

DD I design development DD II design development

What’s involved

  • Significant advancement & refinement of design
  • Structural, mechanical & other consultants join the team
  • Preliminary cost estimate
  • Finalized exterior render
  • Outline specifications

20% of the basic-services fee

Design + Documentation · Phase 3 of 58–12 weeks

Construction Documents

The specifics of the building design are documented into a precise, thorough set of construction documents — the drawings and specifications that communicate design intent to a general contractor.

We issue a 50% set with front-end specifications and an updated cost estimate for your review, then complete the set to 99% with fully developed consultant drawings. At 99%, a Senior Architect performs a rigorous Quality Control review before stamping, sealing, and printing the final set.

CD I construction docs CD II construction docs QC quality control

What’s involved

  • Final material & finish selections
  • Coordination of consultant drawings
  • Specifications of all fixtures & components
  • Dimensioned drawings & connection details

35% of the basic-services fee

Pricing · Phase 4 of 5About 4 weeks

Bidding & Permitting

Construction documents and other required information are submitted to the appropriate jurisdictions for review and approval. During permitting, the contractor is selected — through negotiations with known entities or a competitive bidding process. We’ll guide you through either.

BP building permitting BN bidding & negotiation

What’s involved

  • Building, fire & energy code checklists and submittals
  • Monitor application & provide requested info
  • Issue CDs to contractors
  • Answer bid questions
  • Review & compare bids and advise owner

5% of the basic-services fee

Construction · Phase 5 of 5Throughout construction

Construction Administration

The architect serves as an advisor to the owner during the construction phase. Through periodic observation we determine whether the project is being built in accordance with the contract documents, and through regular communication with the contractor we proactively address potential issues.

Learn more about our Construction Administration services.

CA contract admin CC contract closeout

What’s involved

  • Periodic site visits
  • Regular meetings with owner, contractor & architect
  • Review of pay applications from contractor
  • Review of submittals and shop drawings
  • Final punch list

25% of the basic-services fee

Tip: use ← → arrow keys to move between phases

From Schematic Design kickoff to permit submittal, a typical project moves through design in about five months. Pre-Design happens before this clock starts. Each diamond marks a client review — your checkpoint to approve the direction before the next phase begins. Click any bar to open that phase.

1 Month2 Month3 Month4 Month5 Month
Conceptual DesignReview
Schematic DesignReview
Design Development IReview
Design Development IIReview
Construction Docs 50%Review
Construction Docs 99%Final Review
Quality Control
Bidding & Permitting

Durations vary with project size and complexity — your proposal will include a schedule specific to your project. Permitting and bidding timelines depend on the jurisdiction and market.

Basic services are billed by phase, so your investment tracks the progress of the work. Here’s how the total fee typically breaks down:

Schematic Design
15%
Design Development
20%
Construction Documents
35%
Bidding & Permitting
5%
Construction Administration
25%

Percentages shown are of the total basic-services fee. Pre-Design services are scoped in your proposal. For a deeper look at fees, read How Much Does an Architect Cost in Louisiana?

Beyond Basic Services

Some projects need more. These additional services and expenses are available when your project calls for them, and are always scoped and approved before any work begins:

  • Master planning
  • Feasibility studies & analysis
  • Needs & options reviews
  • Detailed space programming
  • Measured drawings of existing conditions
  • Site environmental assessments
  • Soils investigations / geotechnical reports
  • Topographical & boundary surveys
  • Traffic analysis and studies
  • BIM model development for post-construction
  • Landscape architecture & irrigation design
  • Site lighting design
  • Special consultants (AV, food service, interiors & more)
  • Additional renderings / modeling
  • On-site project representation
  • Post-occupancy inspections & evaluations
  • Building commissioning & training services
  • Sustainable project services (LEED certification)
  • Fast-track design services
  • Historic preservation
  • Furniture, furnishings & equipment

Budget blowouts, scope creep, and change orders almost always trace back to the same root cause: a process that was never made visible to the client. Ours is built to be seen. For more on choosing the right firm, read 10 Things to Look for When Selecting an Architect.

No surprises

250+ predefined tasks, automated checklists, and real-time dashboards — every step tracked, documented, and visible to you.

No scope creep

Every decision is documented and every expectation aligned before the next phase begins — so the project you approve is the project that gets built.

Fewer change orders

A Senior Architect runs a rigorous Quality Control review before documents are ever stamped, sealed, and issued for construction.

You approve every milestone

A structured review meeting closes out every phase. Nothing advances until you’ve seen the work and signed off on the direction.

The ARK Design System

Building with Accountability, Relationships & Purpose

Every phase of your project runs on our ARK Design System — the framework that keeps the work tracked, your voice heard, and the project aligned with its mission.

Accountable

250+ predefined tasks, automated checklists, and real-time dashboards. No surprises — every step is tracked, documented, and visible.

Relational

Structured meeting agendas, documented decisions, and stakeholder feedback loops. Every voice is heard, expectations are aligned, and trust is built.

Kingdom

Mission-aligned milestones and faithful stewardship of your resources — every milestone designed to honor God and serve His people.

Ready to Talk About Your Project?

The first step is a conversation — no drawings, no commitment. We’ll talk through your goals, your site, and what the path from idea to occupancy looks like for you.

Schedule a Free Consultation

Or call us at 337.454.5457

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