by Mark J. Schmidt

Many clients are not familiar with an architect's role during commercial construction.

As homeowners they may have worked on a construction project with a residential builder, and without an architect. The only one who supervised the builder's work was the homeowner. Typical residential projects are completed with minimal plans, usually no mechanical design drawings, and little paperwork. Often, there are problems with these projects when work is not satisfactory and/or work is not completed.

Commercial projects requiring an architect are structured to limit the items that can go wrong during construction. Plans are prepared in detail so that bids can be compared between competing contractors. A construction contract is made between the owner and builder. When construction starts it is the responsibility of the architect to make sure that the construction happens according to the construction contract.

The architect makes periodic visits to the site to observe the construction process. Payments to the builder are made by the lender or title company based on the architect's payment approval. The contractor will need to complete his work to satisfy the contract with the owner and the architect.

Owners frequently ask to reduce fees for architectural services by eliminating or reducing the architect's services during construction. They say; "I trust my builder who does very good work," or "Aren't I paying the builder and the architect to do the same work?"

Any builder who recommends to an owner that they should keep the architect out of the construction process is suspect. Most responsible commercial builders welcome working with an architect so that they have assistance in solving any problems that arise during construction. Some lending institutions and state governments require the architect to certify that the construction proceeds according to plan.

An architect can help solve construction problems as they arise and minimize the cost.

Architects will be reluctant to reduce their role during construction. They must purchase liability insurance because they are responsible for seeing that the buildings built with their plans are safe, and that the buildings are building according to the construction documents. The architect may still be liable for some problems of construction even if they were not involved during construction. Owners will pay the architect a fee for their services during construction, but it can be the best insurance they have that they will experience a satisfactory project.