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Additional Services
In addition to the Basic Services indicated previously, RSB Architects can perform the following services:
1. Programming Services: Programming is perhaps the most important step in the design process creating the foundation upon which the entire project is based. This is the phase in which we determine what is special about you, the client, and your project. Programming involves meeting with the client, usually several times, to develop a document which includes as much as possible all of the basic information about the Project including what spaces are needed, spatial relationships, a hierarchy of spaces, and a basic style for the Project.
2. Once a schematic floor plan has been established, we go to the site with a transit and accurately locate all of the building corners. We then outline the building using lime as a marker. This provides the Owner an opportunity to "stand" at all the windows, in all of the rooms, and on the Portales of the house and see the views they actually will be seeing from that location. We can also erect poles at strategic locations to indicate the top of the parapets or roof line so that the owner or others may get a view of the appearance of the structure from adjacent properties or public ways.
3. We will meet with the Architectural or Development Review Committees of the subdivision, the County Zoning and Building Authorities with the preliminary plans and elevations in order to assure that the final plans will be approved. We also shepherd the Construction Documents through these various Agencies having authority in order to assure that there are no unforeseen problems.
4. As part of the Construction Documents it is our practice to draw elevations of all of the important interior walls of the house. In this way we are able to accurately locate all built in items such as thermostats, baseboard heaters, cabinet work, light fixtures, electrical receptacles, built in speakers and any other special features. By doing this the contractor never has to guess at locations and heights of any of the various items mentioned above. This results in better Project coordination and fewer changes during construction thereby reducing the costs of change orders.
5. As part of our basic services, we assist the Owner in the selection of all built in items, residential equipment, and finishes, including kitchen appliances, light fixtures, plumbing equipment, floor tile, bathroom tile, doors, windows, paint colors, cabinetry, counter tops, and any other built in items. We keep a large up to date reference library for this purpose.
6. All structural, electrical, lighting, mechanical, and plumbing, design can be done "in house." By doing all phases of the Project within the office, we can coordinate all the work, and cross-check every phase, thus avoiding problems in the construction of the Project.
7. We can also provide Interior Design, Landscaping and security services in house. We know several local Interior Designers, security consultants and Landscape Architects that we can work with as Consultants or if the Owner chooses we can recommend some firms for the Owner to hire independent from our firm. We will coordinate with anyone the Owner chooses either local or out of state.
8. We have successfully worked with several building contractors in the Santa Fe area. We can assist our clients with the selection of a contractor either negotiating with a selected group or bidding. We have found that we can provide the owner with a certain amount of value engineering if we select the contractor at the Design Development Phase.
9. During the Construction Phase of the Project, we prepare numerically sequenced dated reports of every site visit we make. These reports detail the weather, status of the work, workers on the job, and directions given to the contractor by the Architect. Copies of these reports are sent to the Owner and Contractor.
10. After the Project is completed, we require that the Contractor perform a series of contract close out items that are included as part of work of the Project. This list includes the following among other items:
a. A Maintenance and Operations Manual for the Owner. This Manual will contain the names, addresses, and phone numbers of all of the subcontractors and material suppliers that worked on this Project. This Manual also contains a list of all equipment installed by the contractor or subcontractors with applicable manufacturers' literature and local service representative.
b. A calendar of scheduled maintenance requirements of all equipment supplies and the approved representative who can perform the required maintenance.
c. Provide a "red lined" set of the contract documents to the architect with all changes, deletions, and revisions indicated in red. We then take this marked up set and make a set of As Built Drawings for the owners permanent records.
d. A copy of all warranties and bonds that are in force. These are sometimes included in the operations and maintenance manual.
e. Require the contractor to instruct the Owner's representative in the proper operation and maintenance of all of the equipment and/or installed items.