Seems a bit light on the schematic phase weighting unless you are obligated to the entire funds disbursement amount when you sign the contract. Schematic is the most underrated, and the most important part. It’s where the ideas originate, and that is where you get your money’s worth out of hiring an architect. If each phase does not stand alone, then it’s fine.

Most people see the construction documents as the “meat” so it’s understandable that the contract is weighted to using that perception to lay out the funds disbursement. Functionally, the schematic is the meat, not the salad. If that goes well, the design development and documentation go well and are “easy”, although technical and time consuming. So in the sense that the funds are distributed for the hours worked, it’s very fair. In the sense that some hours worked are more valuable than others, its weighted to the lesser skilled and more mundane tasks of the project.

As part of the construction documents we do get all details of any elevation features as well as electrical, plumbing, HVAC, mechanical, structural, architectural etc. Don't remember the perfect names so this may be redundant.

Typically, HVAC, plumbing and electrical (not the switching diagram) permit drawings are done by the installing subcontractor as part of the job. Some urban areas require an engineer to design everything even for residential but it's unusual. Even in over regulated Fairfax County outside of DC the subs do all that. I just coordinate with them to be sure the duct chases are big enough and we don't have any beams where a duct needs to go etc.

How any HVAC, electrical and structural design is paid for will be explained elsewhere in the agreement. This breakdown just sets amount to be paid for architectural services at he completion of each phase so its only important if you terminate the contract at some point — an issue dealt with elsewhere in the agreement.

The breakdown looks reasonable however 4% for the Construction Phase suggests he isn't really providing any oversight for the project. I realize some architects are willing to do that but I won't do it. IMO, too many important issues ae decided in the construction phase and too many opportunities to avoid problems occur as well. I've never overseen a project were my construction phase services didn't save the owner from unnecessary cost and pain.

Latest build:

Project background & Schematic 48.19%

Permit Drawings............................... 48.19%

Construction Co-ordination.............. 3.6%

*Rounded

I'm foregoing construction co-ordination since I was a licenced homebuilder.

Plumbing, HVAC and structural engineering are not included.

What if I charge 100% at the Schematic Phase and the rest of the junk is free? You are still paying 100%.

As I said earlier, the reason for the breakdown by phases is to prevent the payments from getting ahead of the services provided and also to provide client approval milestones. A few percentage points doesn't matter.

I think it will go sour if you get it to bidding and construction phase.

There is very little reward in the bidding phase and one can spend a lot of time on that, and the Construction Co-ordination phase, why would architect even waste his time.

worthy is likely GCing so it doesn't count. If I have to waste time sending RFQ proposals to more than one builder, follow up on the phone with them and trying to read out different bids and present them to a customer ... it would be more than few hundreds $. If answering questions 4% should be ok. But if real supervision and inspections (including site visits) will be short.

I would negotiate moving more % towards the last two items. Take $$$ % out of con docs.

The percentage by phase is always a crap shoot, especially in the initial schematic design phase. That's because the architect has to guess how decisive or indecisive the consumer may be concerning the number of design alternative that must be developed in order to find the one which will be favored by the consumer.

In order to have some definition for this phase, many architects may describe and limit the number of explorations included in the fee for basic services.

When the specified number of explorations may be exceeded, it becomes additional services at an hourly rate.

The moral for consumers is make up your mind and be decisive. Or pay the professional at her/his hourly billing rate until you can make a decision.

The architect would "waste his time" on those phases because he has the best grasp on the scope of the project. I think the breakdown the OP provided is a fairly good representation of the amount of work exerted on those phases, of course every project is different and every firm is different.

I really appreciate everyone's input. I'm short on time these days with lots of work, travel, and activities so will keep reading, but may not have time to respond.

I'm guessing we'd have to pay more if we run over on any of these, so hence my question. I haven't had time to look at it in more detail and it's at home where I'm not.

Sounds like you're very much maxed out. A word of advice that has nothing to do with architects fees...... Before construction starts, greatly reduce the "lots of work, travel, and activities". Building a home, even with a GC, is in many ways, like having a second job.

Thank you architectrunnerguy - unfortunately I know that all too well having just also gone through and GC'd my own flood restoration (pipe burst) on our current home as well as doing a lot of the work myself which is part of this crazy mess. July looks like it will be calmer as of now and we won't be starting work with anybody until our current house is done and known work has calmed down. Part of leaning towards this architect is that he is local and will do site visits to allow me to pay for help as needed.

Unfortunately my work can be very random and calm for a while and then there are times, when everything happens at once.

Edit: Oh and the only permit we need is to show we are not in a floodzone. No code checks either so we will hire our own inspector to help.

The architect said he does the HVAC, plumbing, electrical to ensure that there are no surprises that could detract from the final envisioned product.

The fact that you said you might have to pay more if you run over on the distribution percentages suggests the architect's compensation is not a fixed price. If that is the case, the distribution of fees would be just a budget guide and of far less importance.

Offering advice on one small part of an unseen contract is like offering advice on one small part of an unseen house design — its best avoided.

The fee depends on the written description of Basic Services and Additional Services...which we have not seen.

That said, the percentage distribution is a common one...perhaps a wee bit light in the construction admin phase, but we don't know what may have been discussed between owner and architect.