Schematic design is the first phase of an architect's design services, where the project's basic layout, size, form and relationships are set out in rough drawings for the client to approve. It is followed by design development, which fixes the systems, materials and dimensions, and then construction documents, which produce the detailed drawings and specifications the building is priced and built from. In the common US sequence the five phases are schematic design (SD), design development (DD), construction documents (CD), bidding or negotiation, and construction administration (CA).
The five phases of architectural design
| Phase | Main question | Typical output | Commonly quoted share of fee |
|---|---|---|---|
| Schematic design (SD) | What is the building, roughly? | Site plan, floor plans, massing, a few sections and elevations, area schedule, early cost estimate | about 15% |
| Design development (DD) | How exactly does it work? | Dimensioned plans, sections and elevations, structural and MEP systems chosen, outline specifications | about 20% |
| Construction documents (CD) | How is it built? | Full drawing set with details and schedules, project specifications | about 40% |
| Bidding / negotiation | Who builds it, for how much? | Addenda, answers to bidder questions, contract award support | about 5% |
| Construction administration (CA) | Is it being built as designed? | Site visits, RFI answers, submittal reviews, change orders, punch list, closeout | about 20% |
The fee shares are the traditional split often quoted from AIA practice; real contracts vary a lot. Other countries use different stage names (for example the RIBA Plan of Work stages 0 to 7 in the UK, or the HOAI work stages in Germany), but the same progression from concept to detail to construction applies.
What happens in schematic design?
- Program confirmed: the list of spaces, areas and requirements is checked against the site and budget.
- Options explored: two or three layout or massing options, narrowed to one.
- Code check at a high level: zoning, height, setbacks, occupancy, means of escape.
- Drawings are diagrammatic: single-line walls, approximate dimensions, few notes.
- Client approval: the phase ends when the client signs off the schematic design, which becomes the basis for DD.
Schematic design vs design development
Schematic design decides the concept; design development decides the specifics. In SD a wall is a line on a plan; in DD it has a build-up, a thickness and a fire rating. In SD the structure is "a frame"; in DD the engineer has chosen steel or concrete and sized the grid. Changes are cheap in SD and become steadily more expensive afterwards, which is why getting client approval at the end of SD matters. For the next step, see design development vs construction documents.
How the drawings change from phase to phase
| SD | DD | CD | |
|---|---|---|---|
| Typical plan scale | 1:200 or 1/16" = 1'-0" | 1:100 or 1/8" = 1'-0" | 1:50 or 1/4" = 1'-0" plus details at 1:5 to 1:20 |
| Walls | Single lines or simple fills | Real thicknesses | Wall types with full build-ups |
| Dimensions | Overall only | Grids and key dimensions | Complete, buildable dimensions |
| Title block status | "Schematic design" or "for discussion" | "Design development" | "For tender" or "for construction" |
More on scales in our architectural scales guide.
Reviewing each phase's drawings
Every phase ends with a review: the client, the consultants and often the cost consultant mark up a PDF set. In Ncored, the PDF editor we built in our architecture studio, reviewers cloud and comment directly on the drawings, measure lengths and areas against the drawing scale, and compare the DD set against the SD set to see exactly what moved. It runs on Windows and Mac, and the markups stay standard PDF annotations. See how to redline a PDF drawing.
Frequently asked questions
What is schematic design in architecture?
The first design phase, where the architect sets out the building's basic layout, form and size in rough drawings for the client to approve before detailed design begins.
What comes after schematic design?
Design development, where systems, materials and dimensions are fixed, followed by construction documents.
What is included in a schematic design package?
Typically a site plan, floor plans, key sections and elevations, massing views, an area schedule, a short narrative and an early cost estimate.
What does SD, DD, CD mean?
Schematic design, design development and construction documents: the three main design phases before bidding and construction.
Related: what are construction documents, IFC drawings, architectural title block guide.