As Architects, we are specially educated to help you define what you want to build, present options you might never have considered, and help you get more for your investment than you imagined possible. We do not just design buildings, we create environments, both interior and exterior, that are functional and stimulating places in which to live and work.

As Architects, we are trained problem solvers. Perhaps you already have the perfect view, but you need more room for a growing family? We can show you how to enlarge your home so you won't have to move.

As Architects, we can reduce the cost of building, decrease your home's energy needs, and increase its future resale value through good design.

Building is a long process that is often difficult and frustrating. As Architects, we represent you within the building community. We look out for your interests and simplify the process, helping to find qualified construction contractors and visiting the jobsite to help protect you against work that's not according to plan.

Like doctors and lawyers, Architects are licensed professionals. Only an individual who possesses a state license to practice architecture may use the title "Architect." We are the only professionals in the construction industry who are ethically bound to represent you, the building owner. Professional qualifications include: a professional degree, rigorous examination, and continuing education in professional industry standards. Only those professionals, who have fulfilled these requirements may legally call themselves Architects and practice architecture in the jurisdiction granting the license. As Architects, we subscribe to a code of ethics and professional conduct that protect the health, safety, and welfare of the public. Hall & Hull Architects is licensed in North Carolina, South Carolina, Georgia, and Florida and is a member of AIA and NCARB.

Every Architect has an individual style, approach to design, and a method for producing work. So, it's important to find the architect who is compatible with your individual style and needs.

An interview with Hall & Hull Architects gives you a chance to meet the people who will design your project and to learn if the chemistry between us is right. Allow at least an hour for this interview, preferably at our office where you can see how and where our work is created. We will also take you to see our current and previous work and to meet other satisfied clients.

Ask questions. Unlike a new car or an appliance, you can't see, or even test, the product you are buying. As Architects, we provide a professional service, not a product. The right Architect is the one who can provide good judgment, technical expertise, and creative skills to help you realize a project that fits your practical needs as well as your dreams.

There is no set fee arrangement for a particular type of project. Fees are established in a number of ways, depending on the type of project plus the extent and nature of the services required. Common methods of compensation include: a percentage of construction costs, hourly rates, a stipulated sum per unit of measurement (i.e., the number of square feet, rooms, or buildings in a project), or a combination of these methods. We will explain the basis for our fees and the payment schedule in the "Outline of Architect's Basic Services" proposal.

Traditionally, the Architect's fee is a relatively small part of the cost of the entire building project. If you consider the cost of a typical house over a 25-year period (including land and building construction, furnishings and equipment, taxes and insurance, maintenance and upkeep, and the interest paid on a mortgage), the Architect's fee, a one-time expense, is often less than 2% of the overall cost of the house.

Every Hall & Hull Architects proposal will come with the complete backing of the AIA Contract Documents Program, the oldest and most comprehensive program of its kind in the world. AIA Documents are the building industry's standard-bearer for contract forms and administrative procedures. They represent the state of the law regarding construction industry practices and new legal developments. Most importantly, they promote fairness to all parties and contribute to successful projects.

It's tempting to look for that idyllic location to build your perfect house, but it's best to talk with us first. After discussing your ideas and available resources, we can help you prepare a preliminary budget that reflects what you want, what you choose to spend, and what types of properties and communities might suit both criteria. A little work up-front can make your search for the right site more efficient, and may present some unexpected and exciting opportunities. The earlier in the planning process you consult with Hall & Hull Architects, the better you prepare yourself for finding a site that matches your dreams with reality.

Your property may present some distinct design opportunities and perhaps some unexpected problems. Hall & Hull Architects can help you ask the questions, which will unmask the site's character and charm and identify its potential hidden costs. For example, you'll probably want to take advantage of favorable views and sun exposure while maintaining a sense of privacy between your house and the surrounding community. Are there existing trees on the site that you'll want to save? Are utilities such as water, sewer, electric, telephone, and TV cable available? Are there additional costs associated with the site; such as traffic impact fees, homeowner's dues, sewer and water tap fees, landscaping assessments, and design review fees? Finally, would purchase of the property leave you with enough in your project budget to develop the house? A clear understanding of such factors can help you make smart decisions when choosing the site for your project.

. It's important to know if any zoning ordinances or architectural review board regulations exist that might restrict development of the property. These might dictate how much of the property can be covered by a structure, its height limitations, how far it must be set back from the property lines, and the requirements for protection of existing trees and landscape. Likewise, you'll want to know about any proposed development of adjacent or nearby properties, such as new roadways or commercial construction. Being familiar with building codes and other design regulations in your area, Hall & Hull Architects can help you determine how these apply to your project, and can assist with the necessary applications and permit requirements.

Every house in the Hall & Hull Architects Custom Residential Program involves several steps, many of which will be unique to a specific project. Typically, however, all projects go through the following phases.

[Programming and Site Analysis] This first stage, called Programming and Site Analysis, is probably the most valuable time you will spend with us. It is at this time you discuss the requirements for your new house. It is also the time when you begin to test the fit between what you want, what you need, and what you choose to spend.

Share everything you can with us: your thoughts, notes and sketches, photos from magazines-anything that illustrates your vision. Tell us about your routines, the way you function in your current home, and what you like and don't like about it.

Do not come in with solutions already decided upon. Be prepared to explore new and creative ideas. Be very frank about how you want the end result to look, feel and work. As Architects, we will ask you several questions to get a better sense of your goals and needs and to determine if your expectations match your intended budget.

It's often said that Architects not only have the answers; they also know which questions to ask: How many rooms will you need? How will the house function? Who will use it and how? What are your tastes? How long do you plan to live in the house? Do you work at home? How much time do you spend in the living areas, bedrooms, kitchen, library, office or utility spaces? How much time and energy do you plan to invest to maintain the house?

By asking a wide range of questions, we can outline the scope of your project in detail. Doing so builds cost-efficiency into your project. By setting parameters early in the process, we can help you control costs before you ever break ground. We may also suggest certain changes based upon our experience and knowledge of the local conditions or construction markets.

After thoroughly discussing your functional requirements, we will prepare a program and proposal outlining the scope of your project. Typically, the program will include:

• A complete list of proposed rooms or spaces, their functions, significant adjacencies or relationships, and important equipment or furnishings.
• A practical square footage analysis and cost estimate, including a contingency allowance, based on current construction pricing and historical data.
• An initial site analysis, documenting the existing site attributes.
• A projected design and construction schedule.
• An outline detailing our proposed services, project fee structure, and an explanation of likely reimbursable and consultant expenses.
• An AIA design Contract.

[Schematic Design] Once we have defined the scope of the project and we have received your approval to proceed, we will create the first series of drawings, known as schematic design. Primarily, these are hand-drawn sketches showing the general arrangement of the rooms or spaces and their layout on the site. These sketches are not "finished" construction documents. They are meant to show "possible approaches" for you to consider.

Don't panic if these first drawings seem different from what you might have envisioned. Ask us to show you how these designs satisfy the requirements of the program while taking advantage of the unique characteristics of your site. If you have difficulty understanding the sketches (many people do), just ask us to explain. If you are not satisfied with the direction the project is headed, we will revise and refine the schematic design until a solution is developed that you agree meets your needs. Remember, it is much easier to make changes now, when your project is on paper, than later on during the construction process.

In most cases, we will present the first schematic design to you in person. This allows us to get instant feedback on the initial concepts. Often the presentation will include:

• A site plan, showing the project layout and its relationship to the existing site assets. Significant trees, view corridors, and other surrounding elements will be depicted and may be supplemented with photos.
• Horizontal and vertical sections (floor plans and building section cuts) showing the arrangement of the programmatic spaces.
• Elevations (or other descriptive drawings such as renderings or illustrative sketches) showing the character of the architecture and it historical precedents. Depending on the location of the site, a preliminary ARB (architectural review board) submittal may also be necessary during this phase. Requirements for these submittals vary depending on the community.
  
  

At this point, we will also revise our initial square footage calculations, cost estimates, and schedules based on the current design. However, there are still many details to be established and market conditions, the availability of materials, and other unforeseen situations may drive up costs. For this reason, preliminary estimates are very general and you should include a healthy contingency to cover any changes that arise as the design matures.

[Design Development] After approval of the schematic design concepts, the next step is design development. During this phase, we will develop more detailed drawings, illustrating other aspects of the proposed design. Horizontal sections begin to show all of the rooms and spaces in the correct size and shape. Elevations will depict materials and specific window sizes. Outline specifications are also prepared listing the major materials and room finishes.

When looking at the design development drawings, try to imagine yourself actually using the spaces. Ask yourself: Do the traffic patterns flow well? Does each space serve the intended purpose? Do I have a good sense of what it will look like? Do I like how it looks and feels? Do I agree with the selection of interior and exterior finishes, door types, windows, etc.?

In some cases, it may be necessary to bring consultants into the design process. The design development phase is often the best time to do this. If there are unique building situations, you may require the services of an engineer. In addition, you may wish to hire an interior designer or a lighting consultant. We can help you select and coordinate all aspects of the project.

The design development documents are often presented as a combination of hand-drawn sketches and CAD (computer aided design) drawings. Typically, this presentation includes:

• An updated site plan, which includes: revisions to the project layout; location of utilities and other site improvements; preliminary drainage and erosion control; wetlands and coastal council requirements; and any requested ARB or permit variances.
• Updated horizontal and vertical sections showing the arrangement of the programmatic spaces and revised square footage calculations.
• Updated elevations depicting materials and finishes.
• Preliminary construction details for unique building situations.
• Preliminary equipment and finish schedules
• Preliminary regulatory agency and code reviews.
• Revised project schedule and cost estimates.
  

Depending on the location of the site, an ARB (architectural review board) submittal may also be necessary during this phase. Requirements for these submittals vary depending on the community.

Architects and contractors share long-standing working relationships, which can help promote reliability and quality work. Sometime during design development, or just after its completion, you will need to select a general contractor for your project. We can make recommendations based on your individual situation and requirements.

In most cases, our clients find it beneficial to use the "negotiation process." Hall & Hull Architects is familiar with the abilities and reputations of many general contractors. By pre-selecting those who meet your qualifications, we can create a short list for you to interview.

We can also help you evaluate a contractor further by using a standard Contractor's Qualification Statement (AIA document A305), to verify background, history, references, and financial stability. When completed by the contractor, this form provides a sworn, notarized statement assessing the important aspects of the contractor's qualifications.

In some situations, you may wish to choose among several contractors who have been asked to submit bids on the project. When using this method, we will help you prepare the bidding documents, which consist of drawings and specifications as well as invitations to bid and instruction to all bidders. The bidding documents are then sent to several contractors, who within a given period of time, reply with bids, which include the cost for building your project.

The lowest bidder is often selected to do the work, but not always. We can help you make the contractor selection based on the best value. A bid that is 30 percent lower than all the other contractors might seem like the best deal. A discrepancy, however, can be an indication that the bidder has left something out of the bid, made a mathematical error, or did not prepare the bid carefully. You might assume that a low bidder is required to do the project for the bid amount, but an error or omission in the bid may indicate a general contractor has made a commitment, which they cannot fulfill. For a building project to be a success, it is crucial that the contractor selection process consider all factors.

Some items are required for construction documentation:

• Review contractor pricing
• Review and update budget and schedule with owner
• Site Plan with relationships
• Determine fixtures, furnishings and work to be provided by owner
• Submit copy of preliminary contract and general conditions to owner
• Update site (see above)
• Update drawings (see above)
• Finalize schedules
• Finalize specifications
• Submit completed documents to the ARB for approval
• Finalize Pricing
• Obtain owners authorization to proceed

[Contract/Construction Documentation] At this point, the architect prepares construction documents, the detailed drawings and specifications which the contractor will use to establish actual construction cost and to build the project. These drawings and specifications become part of the contract. When construction documents are finished, you are ready to hire the general contractor or builder.

The important finishing touches, advised by your architect, ensure continuity with the design of the home and enhance of its architecture.

Some required for Construction Administration:

• Finalize any unresolved issues from previous phase
• Determine construction protocol for project meetings and approvals
• Determine protocol for correspondance with owner
• Notify consultants of the selected contractors and sub contractors
• Obtain, review, and approve construction submittals and shop drawings
• Review and approve applications for payment, change proposals, and change orders
• Provide progress reports
• Update budget and schedule periodically (if required)
• Obtain and review required test reports
• Review Contractor's notice of substantial completion
• Perform and maintain punch list
• Review Contractor's request for close out of job

[Contract/Construction Services] This final step is often the most anxiety-producing part of the whole process. Up until now, your project has been confined to intense discussion, planning, and two-dimensional renderings. When construction begins, your project moves from an abstraction to a physical reality.

Our involvement does not stop with the preparation of construction documents. We also provide construction administration services. These services may include assisting you in hiring the contractor, making site visits, reviewing and approving the contractor's applications for payment, and keeping you informed of the project's progress.

While the architect observes construction, the contractor is solely responsible for construction methods, techniques, schedules, and procedures. The contractor supervises and directs the construction work on the project.

After the design phases are complete, the management and scheduling of the construction work is critical. Your architect has been through the construction process many times; this may be the first time for you. Depend on your architect as much as possible.

Due to their complexity and technical nature, construction projects are typically described in language and symbols that are unfamiliar to the average homeowner. Architects understand the language of construction and can help you protect yourself from incorrect interpretations of contract requirements by the contractor.

The creative problem-solving skills provided by an AIA architect during the project design stage are still available to you during the construction phase. With your architect personally administrating construction, you get informed reports of the project's progress, a trained eye toward quality control and protection against work that is not according to plan. With any building project, the familiar caution holds true: Expect the unexpected. Unanticipated problems-and opportunities-will arise during the course of construction. With an intimate knowledge of your project's history, the architect is a valuable asset in seizing new opportunities that are consistent with your design objectives.

Evaluating the point at which a project is complete is not as simple as it seems. In the last stages of construction, both you and the contractor are tired and eager to move on. Your contractor may consider a project is complete sooner that you. Your architect can weigh the state of completion against the contract requirements and fairly note any items that remain to be completed. Naturally, there can be tension between a contractor's desire to get paid as much as possible as soon as possible, and your need to see that payments are in proper proportion to the work that is completed. Your architect has the expertise to assess the contractor's payment requests fairly. As your adviser, your architect can help prevent overpayment so that the contractor doesn't get paid until all obligations to you are fulfilled.

An architect's involvement doesn't end with preparing drawings for the renovation. As your adviser and agent, the architect will visit the site to protect you against work that is not according to plan. With an architect observing construction, you get informed reports of the project's progress, a trained eye toward quality control and even a check on the contractor's invoices--mandating that the contractor does not get paid until the architect is satisfied that the contractor has fulfilled all obligations to you.