1 – Pre-Design And Programming

At the start of your project Lima Architects will meet with the Client to discuss in detail the Client’s requirements and aspirations. We will discuss budget, time frame and any other requirements applicable to the project such as related Zoning By-laws and Ontario Building Code requirements. The information provided is called ‘Design Brief’. Time spent at this initial stage is very important for a good design “foundation”.

2 – Schematic Design

At the stage we will analyse the brief requirements and present initial design proposals. To develop an initial design, we will draw up schematic plans and/or 3D views. We may present a number of alternative proposals in form of drawings and sketches. Lima and the Client will likely have several discussions about these proposals. Drawings can be sometimes difficult to understand but this is an important stage in the design and a two-way process into which you must express any concerns and provide comments. Once the Client is happy and has approved the design we can move on to the next phase.

3 – Design Development

Having translated your brief into a design, we will develop the initial proposal into a more developed set of drawings. At this stage, Lima will prepare the site plan, all floors plans and elevations. We will also coordinate with all the other consultants as required. At this stage we will also decide with the Client what energy efficiency strategies will be taken. After the drawing package is finalize, all related planning applications such as zoning certificate, site plan approval and/or minor variances will take place.

4 – Design Development

Construction Documents (Detail Design)
Once design is approved by the municipality and Client, Lima will produce a full set of Construction Drawings, which includes all specifications, detailed plans, elevations, sections and details. At this stage we will also coordinate and obtain the drawings from the other Consultants. A building permit application can now be made. Our office usually applies to the building permit on Client’s behalf. During the building permit review by the municipality, our firm is fully involved and always following up until the building permit is issued.

5 – Tendering for a Contractor

Lima Architects Inc will prepare Forms of Tender to go the contractors. It is advisable to have at least three contractors submit pricing for a project. As each contractor will base their costing on the same information, submissions can be compared and analysed. The Client and Lima Architects should be satisfied, however, that each of the contractors is competent to carry out the work. For example, you should ask a contractor to see samples of previous work and speak to previous clients. The successful bidder may not necessarily be the lowest one. If a Tender is relatively too low, the contractor may have missed something. In some cases, the Architect and Client may agree to negotiate a tender price with just one contractor.

6 – During Construction

During construction, Lima Architect Inc. will act on the Client’s behalf as an independent advisor, providing site reviews, at appropriate intervals, to ensure that the construction is being carried out in general conformance with the Contract Documents (drawings and specs) and the Ontario Building Code. At each site visit at detailed site report is always produced by our office which documents the stage of the construction, detecting any deficiencies and follow-ups. Lima Architects usually provides certificate of payments, site instructions and change orders at this stage. At the end of the Construction, we review the work and, if ready, we issue the “Certificate of Substantial Performance” to be published by the Contractor as per the lien act. An occupancy sign off letter and/or a deficiency list as applicable are also issued at this time. Once all the deficiencies are corrected a final completion certificate is issued.